HomeMy WebLinkAboutARB201800123 Staff Report 2018-10-08ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB -2018-123: Longhorn Steakhouse
Review Type
Initial Site Plan
Parcel Identification
06100000013200
The parcel abuts the east side of Seminole Trail (Rt. 29 N, northbound lanes) and lies north of Fashion Square Drive
Location, Context and
and south of Rio Road East (Rt. 631). The lease area is an out -lot (surface parking) at the north end of Fashion Square
Visibility
Mall, which lies to the east. Brown's Collision Center and the Speedway fuel station are across Rt. 29, to the west. Its
ad'acenc to Rt. 29 results in its clear visibility from the EC. [Figure 1]
Zoned
Planned Development Shopping Center (PDC)/Entrance Corridor (EC)
Owner/Applicant
CV Associates c/o Simon Property Group/Michele Wright, LDRA, Inc.
Magisterial District
Rio
Proposal
To develop a leased out -lot area (2.07 acres) that currently functions as surface parking at the western end of the T-
shaped, 12.39 -acre parcel with a 5,465 -square -foot restaurant building and associated improvements (including utilities,
travel lanes and parking). [Figure 21
ARB Meeting Date
October 15, 2018
Staff Contact
Heather McMahon
PROJECT HISTORY
This is the first ARB review of the Initial Site Development Plan for Longhorn Steakhouse. A pre -application conference was held for this proposal on
July 16, 2018. Staff comments regarding Entrance Corridor impacts of the proposal were discussed at the meeting and forwarded to the applicant. (See
Attachment A.)
BACKGROUND/SITE HISTORY
The Fashion Square Mall was built in 1979, prior to the establishment of the Entrance Corridor Overlay Zoning District in 1990. Previously, the ARB or
ARB staff reviewed and approved signs for the Sears Auto Center and Belk, and a renovation for Red Robin. The ARB also reviewed and approved the
Red Lobster restaurant, which fronts on Rio Road.
Figure 1: The project site, as seen from the southbound lanes of Rt. 29 (looking east). Image courtesy of Google Street View, June 2018.
Figure 2: map showing TMP 61-132; the leased area (2.07 acres) is highlighted in yellow, at the westernmost extent of the parcel.
ANALYSIS
Gray highlight = means the guideline can't be reviewed at initial site plan stage, but recommendations can be provided for final
Yellow highlight = means the guideline can only be reviewed for location/configuration at the initial plan stage
Regular text = means the guideline can be reviewed at initial plan stage, can be made a condition of initial plan approval, and can be the basis for denial
REF I GUIDELINE I CURRENT ISSUE I RECOMMENDATION
The goal of the regulation of the design of development
within the designated Entrance Corridors is to insure
that new development within the corridors reflects the
traditional architecture of the area. Therefore, it is the
purpose of ARB review and of these Guidelines, that
proposed development within the designated Entrance
Corridors reflect elements o design characteristic
The significant historical landmarks, buildings, and
structures of the Charlottesville and Albemarle area]
and to promote orderly and attractive development
within these corridors. Applicants should note that
replication of historic structures is neither required nor
desired.
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
and layout; and
The design of this building reflects stylistic
traditions — the Mission Revival style, in particular —
not only uncommon in Virginia, but wholly
evocative of another region in the U.S., specifically
the American Southwest. The arched parapet with
its crumbling fagade is reminiscent of colonial -era
Spanish missions, while the Arts -and -Crafts -style
entry porch, stone piers, and massive stone
chimneys are tropes commonly found in the
California -born Mission -Revival style. [Figures 3
and 4] Hence, this building not only does not
"reflect elements of design characteristic of the
significant landmarks, buildings, and structures" of
Albemarle but it very specifically signifies the
Southwest region. The architecture is an example of
exoticism used for commercial purposes. Integration
and compatibility will require significant revisions
to the architectural design.
Revise the architecture to
reference the building
traditions and context of
Albemarle County.
r
Fro:ii Elevation
Right FrevatOn
Figure 3: Color renderings of the elevations of the proposed building. Top: facade (west elevation). Bottom: South (side) elevation.
5
Rear Elevation
Left Elcva'ivr
Figure 4: Color renderings of the elevations of the proposed building. Top: rear (east elevation). Bottom: North (side) elevation.
9
ibility with significant historic sites:
New structures and substantial additions to existing
structures should respect the traditions of the
architecture of historically significant buildings in the
Charlottesville and Albemarle area. Photographs of
historic buildings in the area, as well as drawings of
architectural features, which provide important
examples of this tradition are contained in Appendix A.
The examples contained in Appendix A should be used
as a guide for building design: the standard of
compatibility with the area's historic structures is not
intended to impose a rigid design solution for new
development. Replication of the design of the
important historic sites in the area is neither intended
nor desired. The Guideline's standard of compatibility
can be met through building scale, materials, and forms
which may be embodied in architecture which is
contemporary as well as traditional. The Guidelines
allow individuality in design to accommodate varying
tastes as well as special functional requirements.
ibility with the character of the Entrance Corridor
It is also an important objective of the Guidelines to
establish a pattern of compatible architectural
characteristics throughout the Entrance Corridor in
order to achieve unity and coherence. Building designs
should demonstrate sensitivity to other nearby
structures within the Entrance Corridor. Where a
designated corridor is substantially developed, these
Guidelines require striking a careful balance between
harmonizing new development with the existing
character of the corridor and achieving compatibility
with the significant historic sites in the area.
The pastiche of contemporary and traditional design
is not specific to this region.
This is a suburban structure designed in an exotic
melange of styles that are commonly associated
with the American Southwest. The Texas
Roadhouse and Taco Bell chain restaurants located
north of Rio Road on Rt. 29 exhibit some similar
non -local influences. [Figures 5 and 61 Therefore,
the proposed design is compatible with some
existing development, but it is not reflective of the
form, materiality, or style of most nearby structures.
See recommendation above.
See recommendation above.
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Figure 5: Color renderings of the approved West elevation of the Texas Roadhouse restaurant building (ARB2016-9)
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Figure 6: Color rendering of the approved West elevation of the Taco Bell restaurant building (ARB2010-134)
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Figure 5: Color renderings of the approved West elevation of the Texas Roadhouse restaurant building (ARB2016-9)
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Figure 6: Color rendering of the approved West elevation of the Taco Bell restaurant building (ARB2010-134)
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8
Site develo ment and layout
6
Site development should be sensitive to the existing
The site, just south of the Wells Fargo Bank, is
See site grading and
natural landscape and should contribute to the creation of
already developed as asphalt surface parking for
landscaping comments below.
an organized development plan. This may be
the Fashion Square Mall, so minimal clearing and
accomplished, to the extent practical, by preserving the
grading are required. Few trees and several low -
trees and rolling terrain typical of the area; planting new
lying shrubs line the entrance drive to the mall,
trees along streets and pedestrian ways and choosing
which the applicant proposes to retain, but the EC
species that reflect native forest elements; insuring that
frontage is currently devoid of vegetation.
any grading will blend into the surrounding topography
thereby creating a continuous landscape; preserving, to
the extent practical, existing significant river and stream
valleys which may be located on the site and integrating
these features into the design of surrounding
development; and limiting the building mass and height
to a scale that does not overpower the natural settings of
the site, or the Entrance Corridor.
Lands caping
7
The requirements of the Guidelines regarding
This suburban shopping center, the Fashion
See recommendations in #32.
landscaping are intended to reflect the landscaping
Square Mall, was developed prior to the
characteristic of many of the area's significant historic
establishment of the ECs in 1990. Landscaping in
sites which is characterized by large shade trees and
this particular parking area is non-existent;
lawns. Landscaping should promote visual order within
therefore, any additional landscaping will be to
the Entrance Corridor and help to integrate buildings into
the public benefit. Parcels to the south are lined
the existing environment of the corridor.
with large -canopy, deciduous trees, and they set
the standard of continuity to which this
8
Continuity within the Entrance Corridor shou dl be
obtained by planting different types of plant materials
application should aspire. The 5 proposed Sour
that share similar characteristics. Such common elements_
gums on the EC are not spaced across the entire
allow for more flexibility in the design of structureg
frontage, but are concentrated in the center; the
because common landscape features will help to
spacing and marche of the trees should better
harmonize the appearance of development as seen from
reflect those planted to the south of this outparcel.
the street upon which the Corridor is centered.
SPECIFIC GUIDELINES
Compatibility with significant historic sites
Structure design
9
Building forms and features, including roofs, windows,
The single -story building rises 28'-0" from grade
Revise the architecture to
doors, materials, colors and textures should be
to the top of the stone arch, the apex of the fagade.
reference the building
compatible with the forms and features of the significaa
The scale of the building is larger than traditional
traditions and context of
historic buildings in the area, exemplified by (but not
and historic one-story buildings of the area. It is
Albemarle County.
10
limited to) the buildings described in Appendix A. The
representative of contemporary suburban
standard of compatibility can be met through scale,
architecture, examples of which can be found on
Revise the design to reflect
materials, and forms which may be embodied in
this EC.
traditional proportions of
architecture which is contemporary as well as traditional.
columns and window -to -wall.
The replication of important historic sites in Albemarle
The proportion of (EIFS) wall to window is
County is not the objective of these guidelines.
unequal, while the scale of the stone piers is
overly large; the condition likely results from the
10
Buildings should relate to their site and the surrounding
context of buildings.
need for tall parapets to obscure the rooftop
mechanical equipment from view. The exposure
11
The overall design of buildings should have human scale.
Scale should be integral to the building and site design.
of the orange -hued EIFS from the stone veneer on
the entrance pavilion — which is meant to
12
Architecture proposed within the Entrance Corridor
should use forms, shapes, scale, and materials to create a
symbolize a disintegrating wall, thereby evoking a
cohesive whole.
crumbling antique ruin — is a whimsical device but
completely inauthentic. The design does not
13
Any appearance of "blankness" resulting from buildind
design should be relieved using design detail or
incorporate historic and regional materials such as
vegetation, or both.
red -clay brick (the brick veneer proposed is a
sandy color not found commonly in this area) or
14
Arcades, colonnades, or other architectural connecting
devices should be used to unify groups of buildings
wood, but uses a panoply of modern materials that
within a development.
have been approved on contemporary
development in the area, including Hardiplank
15
Trademark buildings and related features should be
modified to meet the requirements of the Guidelines.
synthetic siding, EIFS, stone veneer, and asphalt
shingles. Each elevation is differentiated by
projections, especially the fagade, which has an
entry porch, and the south (side) elevation, which
has a ramada. But the variety of elements on the
fagade results in an overly -complicated
appearance, and there is an inconsistency between
the elements on the front and side elevations. The
least differentiated elevations are the north (side)
and the rear (east). The latter will not be visible
from the EC; however, the westernmost portion of
the north elevation — which will have a clear view
from the EC — is the most differentiated in
materials as well as in terms of relief. The use of
several different materials and in numerous colors
mitigates any sense of blankness.
The forms — especially the arched parapet
10
11
between two stone piers — allude to an Arts and
Crafts style blended with a Mission Revival style
that is wholly untraditional to this area but is
reminiscent of the American Southwest. This is
fundamentally trademark architecture,
transforming a building into signage. It does not
allude to Virginia's built traditions or materiality
and can be seen in cities from coast-to-coast; it
has not been adjusted to reflect the individuality
of the Albemarle market.
The applicant has included images of proposed
street furniture (benches) in this application. The
black -painted metal benches with railed backs are
appropriate for the EC.
16
Window glass in the Entrance Corridors should not be
The note has not been provided on the
Provide the standard window
highly tinted or highly reflective. Window glass in the
architectural elevations. Shuttered "windows"
glass note on revised
Entrance Corridors should meet the following criteria:
appear on the north and south elevations. These
architectural elevations.
Visible light transmittance (VLT) shall not drop below
are not true windows.
40%. Visible light reflectance (VLR) shall not exceed
30%. Specifications on the proposed window glass
should be submitted with the application forflnal review.
Acces ory structures and equipment
17
Accessory structures and equipment should be integrated
The dumpsters are located in an enclosed area on
Include a detail of the guide
into the overall plan of development and shall, to the
the center of the rear elevation and a proposed
rail in the site plan. Provide a
extent possible, be compatible with the building design
transformer is at the rear of the building, on the
design that has an appropriate
used on the site.
southeast corner; neither will be visible from the
EC. Two rows of single -lane parking and a
appearance for the Entrance
Corridor and that is compatible
18
The following should be located to eliminate visibility from
the Entrance Corridor street. If, after appropriate siting,
travelway separate the building pad from the
with the existing railing on the
these features will still have a negative visual impact on the
landscape strip adjacent to the EC; the vehicle
site. Provide color/material
Entrance Corridor street, screening should be provided to
circulation plan suggests that loading will occur at
samples.
eliminate visibility.
the rear of the building. Mechanical equipment
a. Loading areas,
(HVAC) is rooftop -mounted and visibility will be
b. Service areas,
eliminated by the height of the parapet, as
c. Refuse areas,
illustrated on the elevation drawings. Proposed
d. Storage areas,
water, sanitary and electric are all underground
e. Mechanical equipment,
and feed into the building on the rear (east)
f. Above -ground utilities, and
elevation, away from the EC.
11
Figure 7. Existing retaining wall and railing at the northwest corner of the site. Image courtesy of Google Street View, June 2018.
12
g. Chain link fence, barbed wire, razor wire, and similar
security fencing devices.
A guide rail is proposed along the length of the
EC frontage and along the southern boundary of
the parcel. The standard metal, VDOT-design
19
Screening devices should be compatible with the design
of the buildings and surrounding natural vegetation and
guard rail does not have an appropriate
may consist of:
appearance on the EC. Currently, a railing exists
a. Walls,
above the retaining wall located in the northwest
b. Plantings, and
corner of the site. The railing is brown and has
c. Fencing.
thin rails that promote transparency. [Figure 7]
New guide rail that is compatible with the existing
railing would be appropriate.
Figure 7. Existing retaining wall and railing at the northwest corner of the site. Image courtesy of Google Street View, June 2018.
12
20
Surface runoff structures and detention ponds should be
No stormwater management facility (such as a
None.
designed to fit into the natural topography to avoid the need
wet or dry retention pond) will be constructed,
for screening. When visible from the Entrance Corridor
although existing underground drop -inlet
street, these features must be fully integrated into the
stormwater sewer infrastructure will be expanded.
landscape. They should not have the appearance of
engineered features.
21
The following note should be added to the site plan and the
The note has not been provided on the site plan set
Provide the standard
architectural plan: "Visibility of all mechanical equipment
or on the architectural drawings.
mechanical equipment note
from the Entrance Corridor shall be eliminated."
within the General Notes
(Sheet C2.1) of the site plan
set and on the Roof Plan
(A3.1).
Lighting
General Guidelines
22
Light should be contained on the site and not spill over
There is spillover on the western side of the
Reduce all footcandles on the
onto adjacent properties or streets;
property onto the public right-of-way that is in
western property line to 0.5
excess of 0.5 footcandles (the highest value is
(one-half) fc maximum.
6.7).
23
Light should be shielded, recessed or flush -mounted to
The proposed pole light fixture is a full cut-off
Revise the lighting plan to
eliminate glare. All fixtures with lamps emitt}ug.=
fixture.
include all proposed exterior
lumens or more must be full cutoff fixtures.
lighting, including wall -
The application package includes manufacturer's
mounted and ground -mounted
specifications for several other light fixtures that
lighting.
include wall -mounted lights and landscaping up -
lights; however, none of these are drawn
Provide the initial lumens for
graphically on the lighting plan on C4.1 or
all proposed light fixtures in
included in the luminaire schedule. Location and
the luminaire schedule on the
intensity of all building- and ground -mounted
lighting plan (C41.).
lights must be identified so that impacts can be
fully assessed.
24
Light levels exceeding 30 footcandles are not appropriate
The luminaire schedule on C4.1 maintains that the
Revise the photometric plan
for display lots in the Entrance Corridors. Lower light
maximum footcandle value on the site is 15.0;
and the luminaire schedule on
levels will apply to most other uses in the Entrance
however, the LLF is calculated at 0.9. As per
the lighting plan (C4.1) to
Corridors.
Albemarle County standards, the LLF must be
reflect a LLF equal to 1.0.
calculated at 1.0.
25
Light should have the appearance of white light with a
The chosen color temperature for the pole lights is
Consider a lower color
warm soft glow; however, a consistent appearance
5,700K, which has the appearance of "day white".
temperature for the proposed
throughout a site or development is required.
While this is acceptable, a lower color
site lighting.
13
14
Consequently, if existing lamps that emit non-white light
temperature (such as 4K) will provide a warmer
are to remain, new lamps may be required to match them.
glow. Wall -mounted (building) and ground-
Provide consistent color
mounted (landscape) lighting should have color
temperatures for site and
temperatures consistent with the pole lighting.
building lights.
26
Dark brown, dark bronze, or black are appropriate colors
The manufacturer's specifications for the pole
Specify the color(s) for all
for free-standing pole mounted light fixtures in the
lights state that the fixtures will be bronze. The
proposed exterior light fixtures
Entrance Corridors.
colors of the proposed wall and landscape lights
in the manufacturer's
have not been indicated on the manufacturer's
specifications or in the
specifications provided with this submission.
luminaire schedule.
Street lights on Rt. 29 are black; existing parking
Coordinate the color of
lot lights are silver.
proposed pole lights with
existing ole lights nearby.
27
The height and scale of freestanding, pole -mounted light
The luminaire schedule on C4.1 states that the
Revise the light pole diagram
fixtures should be compatible with the height and scale of
proposed height of the pole lights is 25 feet. Given
to reduce the height of the
the buildings and the sites they are illuminating, and with
the proximity of the site to the street, and the
proposed pole lights to 20 feet,
the use of the site. Typically, the height of freestanding
raised elevation above the street, pole heights in
including the base.
pole -mounted light fixtures in the Entrance Corridors
excess of 20' (including the base) would not be
should not exceed 20 feet, including the base. Fixtures
appropriate.
that exceed 20 feet in height will typically require
additional screening to achieve an appropriate
appearance from the Entrance Corridor.
28
In determining the appropriateness of lighting fixtures for
the Entrance Corridors, the individual context of the site
will be taken into consideration on a case by case basis.
29
The following note should be included on the lighting
The note has not been provided on the lighting
Provide the standard lighting
plan: "Each outdoor luminaire equipped with a lamp that
plan.
note on the lighting plan
emits 3,000 or more initial lumens shall be a full cutoff
(C4.1) of the site plan set.
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."
30-
Guidelines for the Use of Decorative Landscape Lighting
A detail of "Z Typical Building/Landscape
Limit lighting to that which is
31
Uplight" is shown on Lighting Plan Details (C4.2)
needed for safety/security.
and the small diagram adjacent depicts 18 fixtures
oriented on every elevation of the building. This is
Provide full cut-off lights for
in excess of what is typically approved for
any lamp emitting 3,000 initial
14
i
Figure 8: Existing Longhorn Steakhouse building showing plethora of wall -mounted, ground -mounted, cove, and sign lighting. Note in particular the red cove
lighting below the cornice. Image courtesy of Google, accessed October 8, 2018.
15
building up -lighting in the ECs.
lumens or more.
The manufacturer's specification sheets also
Eliminate lighting that
include non -full -cutoff wall packs with no lamp
illuminates the outline of any
options below 3000 lumens and LED strip
structure. Indicate the
lighting (Liton Linkaled Bar and BL Lighting
locations of all light fixtures
flexible LED). The elevations specify cove
on the lighting plan (C4.2).
lighting (red and white) running along the cornice
Revise the photometrics to
of the building, such as that illustrated in the
account for all proposed
example of a similar building in Figure 8, below.
lighting. Include cut sheets for
Lighting that illuminates the outline of a structure,
all fixtures in the site plan.
window, etc. is not allowed as per County
ordinance.
i
Figure 8: Existing Longhorn Steakhouse building showing plethora of wall -mounted, ground -mounted, cove, and sign lighting. Note in particular the red cove
lighting below the cornice. Image courtesy of Google, accessed October 8, 2018.
15
Lands aping
32
Landscaping along the frontage of Entrance Corridor
Only 6 Sour gums (Nyssa Sylvatica, Black
Provide additional large shade
streets should include the following:
Tupelo) are proposed for the EC frontage. One is
trees along the entire length of
a. Large shade trees should be planted parallel to the
proposed for the far northwestern corner of the
the EC frontage, spaced 35' on
Entrance Corridor Street. Such trees should be at least 3'/2
site, while 5 are concentrated in the center of the
center. Ensure that all trees
inches caliper (measured 6 inches above the ground) and
property line, leaving large gaps with clear views
planted on the EC are a
should be of a plant species common to the area. Such
to the building on the northwestern and
minimum of 3.5 -inch caliper at
trees should be located at least every 35 feet on center.
southwestern corners of the site. There is a
planting, and specify this in
b. Flowering ornamental trees of a species common to thl
retaining wall and traffic sign easement extending
the plant schedule on the
area should be interspersed among the trees required by the
approximately 112 feet (measured from the
landscape plan (L1.1).
preceding paragraph. The ornamental trees need not
northwest corner of the property southward) along
Intersperse ornamental trees
alternate one for one with the large shade trees. They may
the western property line that precludes planting
among the shade trees on the
be planted among the large shade trees in a less regular
in that area. Planting area would need to be
EC. Vary the shrubbery
spacing pattern.
increased and parking spaces eliminated or shifted
species along the EC frontage
c. In situations where appropriate, a three or four board
to accommodate full planting along the EC
for a more naturalistic
fence or low stone wall, typical of the area, should align
frontage.
appearance.
the frontage of the Entrance Corridor street. d. An area of
sufficient width to accommodate the foregoing plantings
The 5 concentrated shade trees are spaced only
Ensure that there are no
and fencing should be reserved parallel to the Entrance
26' on center from another and they are listed in
potential conflicts between the
Corridor street, and exclusive of road right-of-way and
the plant schedule as 2.5-3" caliper. The shade
proposed placement of
utility easements.
trees are interspersed with 76 evergreen shrubs
freestanding light fixtures and
(Japanese holly); no smaller, ornamental trees are
proposed canopy trees.
proposed.
See recommendation in #17 -
There is a planting conflict with one of the Sour
19.
gums and a proposed pole light on the EC
frontage, while another Sour gum, on the
southeastern corner of the site, is proposed only
10' from another proposed pole light, which may
lead to a conflict in height as the tree matures.
No walls or fencing are proposed for the EC, yet a
guide rail is. See #17-19 for additional
information.
33
Landscaping along interior roads:
5 Sour gums are proposed for the southern
Ensure that the placement of
a. Large trees should be planted parallel to all interior
boundary of the site; these are listed as 2.5-3"
proposed trees will not conflict
roads. Such trees should be at least 2%2 inches caliper
caliper and are spaced 30' on center. They appear
with the canopies of existing
(measured six inches above the ground) and should be
to conflict (in canopy spread) with the 6 existing
trees on the site. Vary the
16
17
a plant species common to the area. Such trees should bl
trees that adorn the Fashion Square Mall entrance
shrubbery species for a more
located at least every 40 feet on center.
drive to the immediate south of the lease area.
naturalistic appearance.
They are interspersed with 32 arrowhead
viburnum.
34
Landscaping along interior pedestrian ways:
No trees are proposed for the sidewalks
None.
a. Medium trees should be planted parallel to all interior
surrounding the building, yet the landscape plan
pedestrian ways. Such trees should be at least 2'/z inches
proposes myriad foundation plantings that include
caliper (measured six inches above the ground) and
evergreen trees (eastern red cedars and Douglas
should be of a species common to the area. Such trees
firs) planted at 6'-7' and 8'-10' in height. This is
should be located at least every 25 feet on center.
appropriate for the EC.
35
Landscaping of parking areas:
The lease area includes 175 parking spaces;
Provide an additional 12 shade
a. Large trees should align the perimeter of parking areas,
therefore, 18 trees are required for the interior of
trees to the interior of the
located 40 feet on center. Trees should be planted in the
the parking area, in addition to the perimeter
parking area. Add large shade
interior of parking areas at the rate of one tree for every
landscaping. Only 6 Sour gums have been
trees at 2'/2" caliper, 40' on
10 parking spaces provided and should be evenly
provided. Four are arranged around the corners of
center, along the north
distributed throughout the interior of the parking area.
the building, in planting beds, while two
perimeter of the parking lot.
b. Trees required by the preceding paragraph should
additional lie to the northeast and east of the
measure 2'/2 inches caliper (measured six inches above
building, in the parking area. They are listed as
the ground); should be evenly spaced; and should be of a
2.5-3" caliper. Perimeter trees are proposed along
species common to the area. Such trees should be planted
the south side of the parking lot. EC trees double
in planters or medians sufficiently large to maintain the
as perimeter trees on the west side. No perimeter
health of the tree and shall be protected by curbing.
parking trees are proposed for the northern
c. Shrubs should be provided as necessary to minimize
boundary of the parking lot. Groundcover and
the parking area's impact on Entrance Corridor streets.
ornamental grasses are proposed for the parking
Shrubs should measure 24 inches in height.
lot planting beds. Shrubs line the perimeter of the
parking lot.
36
Landscaping of buildings and other structures:
Significant planting is proposed for the area
None.
a. Trees or other vegetation should be planted along the
around the foundations of the building, including
front of long buildings as necessary to soften the
two evergreen trees and a variety of evergreen and
appearance of exterior walls. The spacing, size, and type
deciduous shrubs as well as ornamental grasses
of such trees or vegetation should be determined by the
and groundcover. Many of the foundation
length, height, and blankness of such walls.
plantings are oriented around the refuse and
b. Shrubs should be used to integrate the site, buildings,
loading area in the rear of the building, which will
and other structures; dumpsters, accessory buildings and
not be visible from the EC. The scope and plant
structures; "drive thru" windows; service areas; and
material is appropriate to sites in the EC.
signs. Shrubs should measure at least 24 inches in height.
37
Plant species:
The Douglas fir (Pseudotsuga Menziesii) is not
Substitute the Douglas fir with
a. Plant species required should be as approved by the
included in any County -approved plant lists and
an evergreen tree that is in a
17
18
Staff based upon but not limited to the Generic
must be substituted with an appropriate evergreen
County -approved plant list.
Landscape Plan Recommended Species List and.,WM
tree. The Japanese holly, while in an approved
Plants for Virginia Landscapes (Appendix D).
list, it is an exotic. An evergreen shrub native to
Consider substituting a native
the region, such as ilex glabra or ilex opaca,
evergreen shrub for the exotic
would be more appropriate.
Japanese holly.
In addition, it is ARB policy to request a
Reduce the number of Sour
heterogeneous planting plan in which the number
gums (NS), Japanese Holly
of proposed plants is limited to one-quarter (25%)
(ICC), and Arrowhead
of the total proposed for that plant type (i.e., tree
Viburnum (VD) to 25% of the
or shrub). This is to promote plant health and
total for their typologies (i.e.,
longevity as well as to create a more naturalistic,
tree or shrub) by introducing
less zoned appearance. The plants in this
additional species.
landscape plan are not arranged organically or
naturalistically, but are zoned. For example, 76
Create a more naturalistic,
ICC are proposed along the full length of the
varied planting pattern by
western border, and only one deciduous tree
interspersing tree and shrub
variety is proposed.
species rather than planting
them in single -species
concentrations.
38
Plant health: The following note should be added to the
The note has not been provided.
Provide the standard plant
landscape plan: "All site plantings of trees and shrubs
health note on the landscape
shall be allowed to reach, and be maintained at, mature
plan (L1.1).
height; the topping of trees is prohibited. Shrubs and
trees shall be pruned minimally and only to support the
overall health of the plant."
Site Development and layout
Develo ment paftern
39.
The relationship of buildings and other structures to the
The site shows an organized pattern of service
None.
Entrance Corridor street and to other development within
lanes/travelways and provides sidewalks around
the corridor should be as follows:
the building.
a. An organized pattern of roads, service lanes, bike
paths, and pedestrian walks should guide the layout of
The building is oriented to and parallel with the
the site.
EC.
b. In general, buildings fronting the Entrance Corridor
street should be parallel to the street. Building groupings
Provisions have been made for connections to
should be arranged to parallel the Entrance Corridor
adjacent vehicular circulation systems, but not for
street.
pedestrian systems within the parcel, which do not
18
19
c. Provisions should be made for connections to adjacent
exist in this suburban, vehicular-dominant setting.
pedestrian and vehicular circulation systems. d. Open
A sidewalk parallels Rt. 29 but this development
spaces should be tied into surrounding areas to provide
makes no provisions to connect to it.
continuity within the Entrance Corridor.
e. If significant natural features exist on the site
No significant natural features exist on the site
(including creek valleys, steep slopes, significant trees or
and there are no existing views or vistas to retain.
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.
Site Gradin
40
Site grading should maintain the basic relationship of the
The site has been previously cleared, graded, and
None.
site to surrounding conditions by limiting the use of
surfaced with asphalt for parking. This project
retaining walls and by shaping the terrain through the use
proposes to further grade the existing site which
of smooth, rounded land forms that blend with the existing
inclines from 486' at the south end to 495' at the
terrain. Steep cut or fill sections are generally unacceptable.
north end. The grading is unobtrusive — no steep
Proposed contours on the grading plan shall be rounded
cut or fill sections are proposed, neither are any
with a ten foot minimum radius where they meet the
retaining walls. A retaining wall exists in the
adjacent condition. Final grading should achieve a natural,
northern portion of the western property line (see
rather than engineered, appearance. Retaining walls 6 feet
Figure 7).
in height and taller, when necessary, shall be terraced and
planted to blend with the landscape
41
No grading, trenching, or tunneling should occur within the
The grading in the southeast corner of the site, as
Rectify the grading lines that
drip line of any trees or other existing features designated
depicted on C2.4, shows grading lines 486 and
intersect with existing trees
for preservation in the final Certificate of Appropriateness.
487 intersecting with two existing trees that were
and show the proposed tree
Adequate tree protection fencing should be shown on, and
shown on C2.2 as protected by tree protection
protection fencing on the
coordinated throughout, the grading, landscaping and
fencing.
grading plan (C2.4).
erosion and sediment control plans.
42
Areas designated for preservation in the final Certificate
Sheet C2.2 shows tree protection fencing around
None.
of Appropriateness should be clearly delineated and
the southern end of the site, protecting the six
protected on the site prior to any grading activity on the
existing trees adjacent.
site. This protection should remain in place until
completion of the development of the site.
19
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.
SIGNS
Proposed signs are included in this submittal. The
A separate sign application
"Longhorn Steakhouse" wall signs are consistent
submittal is required, but not
with the recommended wall sign type, but they
before final site plan approval.
exceed the allowable square footage. Furthermore,
the shade of red acrylic is the one typically not
approved in the ECs. Graphics are proposed for
two locations. The halo lighting of the graphics is
expected to have an appropriate appearance. The
graphics do not appear in combination with letters
but are isolated, comprising secondary signage.
The sign package shows flags on top of the
building's "chimneys". This is not an appropriate
location for flags. Commercial flags must be
flown from flagpoles. The plan included in the
sign package states that there is no available
location for a freestanding sign, but two
freestanding sign designs are illustrated. The
monument sign cabinets appear out of scale with
their bases, and the letters appear overscaled for
the cabinets. These signs illustrate a very basic
level of design. There is an existing Fashion
Square Mall freestanding sign at the southwest
corner of the site. A complete sign review will be
completed with the sign application submittal.
20
Staff recommends the following as the primary points of discussion:
• The suitability of the landscape plan.
• The trademark quality of the proposed architectural design.
• Proposed site and building lighting.
• Proposed signage.
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:
1. None. Note that a Certificate of Appropriateness is required prior to final site plan approval.
• Regarding recommendations on the plan as it relates to the guidelines: None.
• Regarding conditions to be satisfied prior to issuance of a grading permit: None.
• Regarding the final site plan submittal:
1. Revise the architecture to reference the building traditions and context of Albemarle County.
2. Revise the design to reflect traditional proportions of columns and window -to -wall.
3. Provide the standard window glass note on revised architectural elevations: Visible light transmittance (VLT) shall not drop below 4001o. Visible
light reflectance (VLR) shall not exceed 30%.
4. Include a detail of the guide rail in the site plan. Provide a design that has an appropriate appearance for the Entrance Corridor and that is
compatible with the existing railing on the site. Provide color/material samples.
5. Provide the standard mechanical equipment note within the General Notes (Sheet C2.1) of the site plan set and on the Roof Plan (A3.1):
Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated.
6. Reduce all footcandles on the western property line to 0.5 (one-half) fc maximum.
7. Revise the lighting plan and photometrics to include all proposed exterior lighting, including wall -mounted and ground -mounted lighting.
8. Provide the initial lumens for all proposed light fixtures in the luminaire schedule on the lighting plan (C41.).
9. Revise the photometric plan and the luminaire schedule on the lighting plan (C4.1) to reflect a LLF equal to 1.0.
10. Consider a lower color temperature for the proposed site lighting. Provide consistent color temperatures for site and building lights.
11. Specify the color(s) for all proposed exterior light fixtures in the manufacturer's specifications or in the luminaire schedule. Coordinate the color
of proposed pole lights with existing pole lights nearby.
12. Revise the light pole diagram to reduce the height of the proposed pole lights to 20 feet, including the base.
13. Provide the standard lighting note on the lighting plan (C4.1) of 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
21
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.
14. Limit lighting to that which is needed for safety/security.
15. Provide full cut-off lights for any lamp emitting 3,000 initial lumens or more.
16. Eliminate lighting that illuminates the outline of any structure. Include cut sheets for all fixtures in the site plan.
17. Provide additional large shade trees along the entire length of the EC frontage, spaced 35' on center. Ensure that all trees planted on the EC are a
minimum of 3.5 -inch caliper at planting, and specify this in the plant schedule on the landscape plan (L1.1). Intersperse ornamental trees among
the shade trees on the EC.
18. Ensure that there are no potential conflicts between the proposed placement of freestanding light fixtures and proposed canopy trees.
19. Ensure that the placement of proposed trees will not conflict with the canopies of existing trees on the site.
20. Vary the shrubbery species for a more naturalistic appearance.
21. Provide an additional 12 shade trees to the interior of the parking area.
22. Add large shade trees at 21/2" caliper, 40' on center, along the north perimeter of the parking lot.
23. Substitute the Douglas fir with an evergreen tree that is in a County -approved plant list.
24. Consider substituting a native evergreen shrub for the exotic Japanese holly.
25. Reduce the number of Sour gums (NS), Japanese Holly (ICC), and Arrowhead Viburnum (VD) to 25% of the total for their typologies (i.e., tree
or shrub) by introducing additional species.
26. For a more naturalistic appearance, vary the shrub species more, and vary the planting pattern by interspersing tree and shrub species rather than
planting them in single -species concentrations.
27. Provide the standard plant health note on all landscape plans submitted for review: 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.
28. Rectify the grading lines that intersect with existing trees and show the proposed tree protection fencing on the grading plan (C2.4).
29. Note that a separate sign application submittal is required, but not before final site plan approval.
22
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date
C1.1
Cover Sheet
8/27/18
C2.1
General Notes/Tree Conservation Plan
8/27/18
C2.2
Demolition Plan
8/27/18
C2.3
Site Plan
8/27/18
C2.4
Grading Plan
8/27/18
C2.5
Drainage & Utility Plan A
8/27/18
C2.6
Drainage & Utility Plan B
8/27/18
C3.1
Utility Profiles (Storm)
8/27/18
C3.2
Utility Profiles (Sanitary)
8/27/18
C3.3
Utility Profiles (Sanitary)
8/27/18
C4.1
Lighting Plan
8/27/18
C4.2
Lighting Plan Details
8/27/18
C5.1
Soil Erosion & Sediment Control Plan
8/27/18
C5.2
Soil Erosion & Sediment Control Notes & Details
8/27/18
C6.1
Construction Details
8/27/18
C6.2
Construction Details
8/27/18
C6.3
Construction Details
8/27/18
C6.4
Construction Details
8/27/18
C6.5
Construction Details
8/27/18
C6.6
Construction Details
8/27/18
C7.1
Soil Boring Logs
8/27/18
C8.1
Vehicle Circulation Plan (WB -67)
8/27/18
C8.2
Vehicle Circulation Plan (Refuse)
8/27/18
L1.1
Landscape Plan
8/27/18
L1.2
Landscape Plan Notes & Details
8/27/18
Sheet 1 of 2
Survey
7/25/18
23
Sheet 2 of 2
Survey
7/25/18
A1.1
Dimensioned Floor Plan
8/27/18
A1.2
Noted Floor Plan
8/27/18
A3.1
Roof Plan
8/27/18
A4.2
Schedule, Notes and Details
8/27/18
A5.1
Exterior Elevations
8/27/18
A5.2
Exterior Elevations
8/27/18
n.p.
Color renderings (2 pages)
6/25/18
p. 1-15
Sign permit drawings
6/12/18
n.p.
I Manufacturer's specifications on lighting
n.d.
Material samples boards 2
n.d.
24
r:11wrMINI,1UTIWNW:1
EXCERPT FROM 7-16-2018 PRE -APPLICATION CONFERENCE NOTES
Potential Entrance Corridor design issues were identified as follows:
1. The EC guidelines indicate that new development should reflect the historic architecture of the area. Currently, the architectural design reflects a
"western" aesthetic, and has no connection to local historic architecture. The size, shape and detailing of the chimney and columns seem particularly
out of place.
2. There is an unusual proportion of EIFS wall to window. The wall appears too tall for the window height. The wall height may be a result of parapet
height needed to hide rooftop equipment. Rooftop equipment must not be visible from the EC, but the window/wall proportions should also appear
correct.
3. The architectural elements at/near the main entrance have a busy, overly complicated appearance. The "deteriorated" stone/stucco feature contributes
to this.
4. The siding/window bays on the side elevations appear uncoordinated with the front entrance design.
5. Illumination of the building is typically limited by the ARB. Show proposed wall lights. Include them in the photometric plan. Uplights, if approved,
must emit less than 3000 lumens. Note the lumens on the lighting plan.
6. What is the material of the shutters? Do they look like real shutters? Please provide photos of a recent installation.
7. An ACSA easement is illustrated along a portion of the Rt. 29 frontage. ACSA typically does not allow trees in their easements. Consequently,
planting area will need to be increased to accommodate the required trees.
8. EC landscape requirements are more strict than the site plan requirements in some cases. Be sure to check both.
9. The aerial image notes dense vegetation affecting visibility, but the majority of the vegetation has been removed. Visibility from Rt. 29 is expected to
be open and clear, even with the presence of the berm. If the applicant believes otherwise, site sections should be submitted to illustrate the level of
visibility.
10. Flags on top of the columns look awkward.
11. We can get preliminary input from the ARB on the signs, but a separate sign application will be needed for review/approval.
12. Include the standard LED note on the sign drawings: The level of illumination provided by the LED lights will not exceed the illumination produced
by a single stroke of 30 milliamp (ma) neon.
13. Red 2283 is not an approvable sign color. 2793 is acceptable.
14. The color of sign raceways must match the color of the wall to which the raceway is attached. Include a note to this effect on the sign drawings.
15. We will ask the ARB for input on the illumination of the steer logo.
16. In the freestanding signs, the letters look overscaled relative to the cabinet. A base material that matches one of the building materials is appropriate.
However, the freestanding sign designs are a bit bland.
17. Will the building be visible from Rio Road?
18. Shelly asked for a preliminary Zoning review of the sign package. Some of the sign drawings that were sent were incomplete, so Shelly agreed to
resend the drawings.
25