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HomeMy WebLinkAboutARB201900155 Staff Report 2020-01-16ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2019-155: Sleep Number Retail Store (TMP 61-134A Commercial Development) Review Type Advisory Review for ZMA-2019-14, Conceptual Review of an architectural design Parcel Identification 061000000134AO Location East side of Rt. 29 just south of Fashion Square Mall Zoned Planned Development Shopping Center (PDSC), Entrance Corridor (EC) Owner/Applicant Albemarle Bank & Trust Co. c/o BB&T Property Tax Compliance/Collins Engineering (Scott Collins) Magisterial District Rio Proposal Request for approval of an Application Plan for an undeveloped parcel to allow commercial development in two phases, with the first phase to include a mattress store adjacent to Rt. 29, and an unspecified second phase at the rear of the site to be developed in conjunction with redevelopment of Fashion Square Mall. Context The site is a wooded lot surrounded by commercial development. Fashion Square Mall is to the north and east, with the eastern property line of the subject parcel adjacent to mall parking. The 29t' Place shopping center is across Rt. 29 to the west. Banks are located to the south and southwest. The Branchlands planned unit development is to the east and southeast. Visibility The proposed development will be readily visible from the EC street. ARB Meeting Date January 21, 2020 Staff Contact Margaret Maliszewski PROJECT HISTORY The ARB has reviewed no previous proposals for this site. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION GENERAL GUIDELINES Purpose; Compatibility with significant historic sites; Compatibilit v with the character of the Entrance Corridor; Structure Design 1 The goal of the regulation of the design of development within the The proposed building design appears to Revise the architectural designated Entrance Corridors is to insure that new development be a version of the company's trademark design to reflect the within the corridors reflects the traditional architecture of the area. design. Its forms, features and materials do traditional architecture of Therefore, it is the purpose of ARB review and of these not relate to the historic architecture of the the area. Guidelines, that proposed development within the designated area. The use of the blue metal panels and Entrance Corridors reflect elements of design characteristic of the the change in height begin to break up the Reconsider the white significant historical landmarks, buildings, and structures of the mass of the building and provide some Master Wall panels for Charlottesville and Albemarle area, and to promote orderly and hierarchy, but the focus on intersecting and better coordination attractive development within these corridors. Applicants should overlapping geometric forms, broad throughout the building. note that replication of historic structures is neither required nor expanses of glass, and signage do not desired. reflect the County's historic architecture. Some of these forms have a minimal Provide window glass specs and a sample. Tint 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, relationship to a portion of the adjacent and reflectivity are land, and vegetation. In order to accomplish the integration of BB&T building, but that building was typically not considered buildings, land, and vegetation characteristic of these sites, the constructed before the establishment of the appropriate in the Guidelines require attention to four primary factors: compatibility Entrance Corridors and was not required to Entrance Corridors. with significant historic sites in the area; the character of the meet the EC guidelines. Overall, the design Entrance Corridor; site development and layout; and landscaping. does not contribute to a cohesive whole along the street. Revise the design to eliminate the panel 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically background for the wall significant buildings in the Charlottesville and Albemarle area. The applicant's narrative indicates a signs. Photographs of historic buildings in the area, as well as drawings building height between 20' and 35'. The of architectural features, which provide important examples of this maximum height shown in the architectural tradition are contained in Appendix A. elevation drawings is 27' 4". The horizontal metal element set at I I' in 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with the area's height helps break up the mass and begins historic structures is not intended to impose a rigid design solution to reduce the scale of the building, but the for new development. Replication of the design of the important overall impression remains that of a historic sites in the area is neither intended nor desired. The monumental scale. Guideline's standard of compatibility can be met through building scale, materials, and forms which may be embodied in architecture As illustrated, the lap siding has a warm which is contemporary as well as traditional. The Guidelines allow tone that relates to real wood and brick individuality in design to accommodate varying tastes as well as materials used historically throughout the special functional requirements. County, but its placement on the building is not a traditional location for siding. In 5 It is also an important objective of the Guidelines to establish a pattern of compatible architectural characteristics throughout the the taller portion of the building, a panel Entrance Corridor in order to achieve unity and coherence. providing a white background for signage Building designs should demonstrate sensitivity to other nearby significantly reduces the amount of visible structures within the Entrance Corridor. Where a designated siding. The white panel is jarring and gives corridor is substantially developed, these Guidelines require the sign an over -scaled appearance. striking a careful balance between harmonizing new development with the existing character of the corridor and achieving The white Master Wall panels don't appear compatibility with the significant historic sites in the area. fully coordinated with the overall design and contribute to blankness on the north 9 Building forms and features, including roofs, windows, doors, materials, colors and textures should be compatible with the forms elevation. and features of the significant historic buildings in the area, exemplified by (but not limited to) the buildings described in A significant amount of glass is proposed. Appendix A [of the design guidelines]. The standard of Tint and reflectivity could have significant compatibility can be met through scale, materials, and forms visual impacts. which may be embodied in architecture which is contemporary as well as traditional. The replication of important historic sites in The shade of blue proposed for the metal Albemarle County is not the objective of these guidelines. panels is identified as Pantone 655C. In the Pantone charts, this is a dark shade of blue. 15 Trademark buildings and related features should be modified to meet the requirements of the Guidelines. Modifications are required to meet the 10 Buildings should relate to their site and the surrounding context of buildings. guidelines. 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. 11 The overall design of buildings should have human scale. Scale should be integral to the building and site design. 16 Window glass in the Entrance Corridors should not be highly tinted Information on window glass has not been or highly reflective. Window glass in the Entrance Corridors provided. should meet the following criteria: Visible light transmittance (VLT) shall not drop below 4001o. Visible light reflectance (VLR) shall not exceed 30% Specifications on the proposed window lass should be submitted with the application forfinal review. 13 Any appearance of "blankness" resulting from building design No landscaping is proposed along the Revise the elevation should be relieved using design detail or vegetation, or both. northern side of the building, but a drawings to include majority of the north (left) elevation is material call -outs on each blank. Material call -outs are not provided drawing. on this elevation, but it appears that the white Master Wall product occupies most Revise the design of the of the elevation. A material with more north elevation to relieve texture and divisions would help break up blankness. the wall area. 14 Arcades, colonnades, or other architectural connecting devices A single building is proposed at this time. None. should be used to unify groups of buildings within a development. The timing of Phase 2 is unknown. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the A dumpster is shown behind the building None. overall plan of development and shall, to the extent possible, be and is not expected to have a visual impact compatible with the building designs used on the site. on the EC. 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these features will still have a negative visual impact on the Entrance Corridor street, screening should be provided to eliminate visibility. a. Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical equipment, f. Above -ground utilities, and g. Chain link fence, barbed wire, razor wire, and similar security fencing devices. 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist o£ a. Walls, b. Plantings, and c. Fencing. 21 The following note should be added to the site plan and the The note appears on the application plan Include the mechanical architectural plan: "Visibility of all mechanical equipment from the and will be needed on the site plan and equipment note on the Entrance Corridor shall be eliminated." architectural drawings. site and architectural Tans. 22-31 Lighting Lighting information has not been Provide complete lighting provided in the application plan. Ground- information with the next and building -mounted lighting could have submittal. significant visual impacts. With the large expanse of glass that is proposed, internal illumination at night will make the building very noticeable along the street. Landscaping 7 The requirements of the Guidelines regarding landscaping are Large shade trees are shown along the EC None at this time. intended to reflect the landscaping characteristic of many of the frontage, with interspersed ornamentals. area's significant historic sites which is characterized by large shade trees and lawns. Landscaping should promote visual order A board fence is not appropriate in this within the Entrance Corridor and help to integrate buildings into commercial setting. the existing environment of the corridor. There appears to be sufficient planting area 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar to accommodate the frontage planting characteristics. Such common elements allow for more flexibility requirements. in the design of structures because common landscape features will help to harmonize the appearance of development as seen Tree species are not identified in the from the street upon which the Corridor is centered. concept plan. 32 Landscaping along the frontage of Entrance Corridor streets should include the following: a. Large shade trees should be planted parallel to the Entrance Corridor Street. Such trees should be at least 3%2 inches caliper (measured 6 inches above the ground) and should be of a plant species common to the area. Such trees should be located at least every 35 feet on center. b. Flowering ornamental trees of a species common to the area should be interspersed among the trees required by the preceding paragraph. The ornamental trees need not alternate one for one with the large shade trees. They may be planted among the large shade trees in a less regular spacing pattern. c. In situations where appropriate, a three or four board fence or low stone wall, typical of the area, should align the frontage of the Entrance Corridor street. d. An area of sufficient width to accommodate the foregoing plantings and fencing should be reserved parallel to the Entrance Corridor street, and exclusive of road right-of-way and utility easements. 33 Landscaping along interior roads: There is no interior road on the subject Provide information in a. Large trees should be planted parallel to all interior roads. Such parcel, but changes are required on the the plan illustrating trees should be at least 21/2 inches caliper (measured six inches adjacent parcel to the south to proposed treatments for above the ground) and should be of a plant species common to the accommodate the entrance into the site. impacted areas on the area. Such trees should be located at least every 40 feet on center. The changes may necessitate some bank parcel to the south. replanting along the north side of the bank parcel. 34 Landscaping along interior pedestrian ways: A sidewalk is proposed along the west and None. a. Medium trees should be planted parallel to all interior south sides of the building. Frontage trees pedestrian ways. Such trees should be at least 2'/2 inches caliper and parking lot trees are located close to (measured six inches above the ground) and should be of a species this sidewalk. common to the area. Such trees should be located at least every 25 feet on center. 35 Landscaping of parking areas: One perimeter tree is missing from the Add one large shade tree a. Large trees should align the perimeter of parking areas, located easternmost parking row. to the perimeter of the 40 feet on center. Trees should be planted in the interior of parking easternmost parking row. areas at the rate of one tree for every 10 parking spaces provided Ten parking spaces are proposed. Two and should be evenly distributed throughout the interior of the interior trees are provided. parking area. b. Trees required by the preceding paragraph should measure 2'/z inches caliper (measured six inches above the ground); should be evenly spaced; and should be of a species common to the area. Such trees should be planted in planters or medians sufficiently large to maintain the health of the tree and shall be protected by curbing. c. Shrubs should be provided as necessary to minimize the parking area's impact on Entrance Corridor streets. Shrubs should measure 24 inches in height. 36 Landscaping of buildings and other structures: Frontage trees are located 15' from the Provide landscaping on a. Trees or other vegetation should be planted along the front of front building wall. No landscaping is the north side of the long buildings as necessary to soften the appearance of exterior proposed along the northern side of the building to help mitigate walls. The spacing, size, and type of such trees or vegetation building, but a majority of the north (left) the appearance of the should be determined by the length, height, and blankness of such elevation is blank. Material call -outs are building. walls. not provided on this elevation, but it b. Shrubs should be used to integrate the site, buildings, and other appears that the white Master Wall product Consider an alternate structures; dumpsters, accessory buildings and structures; "drive occupies most of the elevation. A material material for the Master thru" windows; service areas; and signs. Shrubs should measure at with more texture and divisions would help Wall product. least 24 inches in height. break up the wall area. 37 Plant species: a. Plant species required should be as approved by Plant species are not identified in the None at this time. the Staff based upon but not limited to the Generic Landscape application plan, but will be needed in the Plan Recommended Species List and Native Plants for Virginia site plan. Landscapes (Appendix D . 38 Plant health: The following note should be added to the landscape The note will be needed on the site plan. Add the plant health note plan: "All site plantings of trees and shrubs shall be allowed to to the site plan. reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of theplant." Site Development and layout; Development pattern 6 Site development should be sensitive to the existing natural The site layout appears organized. Show a "tree line to landscape and should contribute to the creation of an organized remain" on the plan. development plan. This may be accomplished, to the extent The proposed building is oriented parallel practical, by preserving the trees and rolling terrain typical of the to the EC street. area; planting new trees along streets and pedestrian ways and choosing species that reflect native forest elements; insuring that A sidewalk currently runs along the parcel any grading will blend into the surrounding topography thereby frontage. The plan identifies an area creating a continuous landscape; preserving, to the extent reserved for a future shared use path as practical, existing significant river and stream valleys which may recommended in the Rio29 Small Area be located on the site and integrating these features into the design Plan. A narrow strip of land is identified on of surrounding development; and limiting the building mass and the north side of the parcel, reserved for height to a scale that does not overpower the natural settings of the coordination with future improvements site, or the Entrance Corridor. related to the redevelopment of Fashion Square Mall. 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the corridor should be as follows: The parcel is currently wooded. The a. An organized pattern of roads, service lanes, bike paths, and development is phased, but no "tree line to pedestrian walks should guide the layout of the site. remain" is shown on the plans. b. In general, buildings fronting the Entrance Corridor street should be parallel to the street. Building groupings should be Views are not expected to be impacted by arranged to parallel the Entrance Corridor street. the proposed development. c. Provisions should be made for connections to adjacent pedestrian and vehicular circulation systems. It is anticipated that a development with an d. Open spaces should be tied into surrounding areas to provide appropriate appearance could be continuity within the Entrance Corridor. constructed following the proposed layout. 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 32.5.2.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 Grading 40 Site grading should maintain the basic relationship of the site to The topography of the existing site slopes Indicate on the site plan surrounding conditions by limiting the use of retaining walls and by down from approximately 476' at the rear the retaining wall shaping the terrain through the use of smooth, rounded land forms of the parcel to 444' at Rt. 29. material and color. A that blend with the existing terrain. Steep cut or fill sections are sample may be required generally unacceptable. Proposed contours on the grading plan shall A retaining wall is proposed between the for review. be rounded with a ten foot minimum radius where they meet the phases of development. It stretches along adjacent condition. Final grading should achieve a natural, rather the full length of the north and south sides Provide perspective than engineered, appearance. Retaining walls 6 feet in height and of the Phase 1 development area. A note views showing the north taller, when necessary, shall be terraced and planted to blend with the indicates that maximum wall height is 6'. elevation of the building landscape. Much of the wall will not be easily viewed and clarifying the from the street, but the material and color relationship of the of the wall will be important in those areas retaining wall to the north that are visible. elevation. Ensure an appropriate appearance The perspective views do not clearly show for the EC. the relationship between the wall and the north elevation of the building. The plan shows a 4' space between the building and the wall. The combination of the retaining wall, the wall's proximity to the building, and the blank Master Wall panels on the north elevation is not expected to result in an appropriate appearance for the EC. An existing retaining wall is located along the southern side of the parcel, forming an edge along the bank's northern travelwa . 41 No grading, trenching, or tunneling should occur within the drip line The parcel is currently wooded. The Show a "tree line to of any trees or other existing features designated for preservation in development is phased, but no "tree line to remain" on the site plan. the final Certificate of Appropriateness. Adequate tree protection remain" is shown on the plans. 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. 20 Surface runoff structures and detention ponds should be designed to The applicant's narrative states that an None at this time. fit into the natural topography to avoid the need for screening. When underground detention facility is planned visible from the Entrance Corridor street, these features must be to handle water quantity requirements, the fully integrated into the landscape. They should not have the purchase of nutrient credits is planned to appearance of engineered features. meet water quality requirements, and rain gardens and water quality swales will treat 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent run-off from roof drains and the parking possible. lot. SIGNS Woodtone lap siding is proposed for wall Revise the design to areas above windows. On the south and eliminate the panel west elevations, large white panels are background for the wall shown within the siding, providing a signs. background for proposed signage. The white material is not identified on the elevation drawings. It gives the appearance of letters on a panel background (though the designer may not consider the white material to be a part of the sign), which is not the recommended wall sign type. Letters attached directly to the siding would meet the EC sign guidelines and would allow greater focus on a material that more closely resembles a natural material. G WILY1 M 1AIC13 1 X030V IU 111e171111 1131MI Staff recommends the following as the primary points of discussion: 1. The lack of connection between the proposed architectural design and the historic architecture of the County 2. The forms, features, materials and colors of the proposed building design; the amount of glass used in the design 3. The relationship of the retaining wall to the building and the resulting visual impacts Staff offers the following recommendations on the proposal: Regarding the Rezoning Staff recommends that the ARB forward the following recommendation to the Planning Commission: Although the proposed architectural design does not currently meet the Entrance Corridor Design Guidelines, it is anticipated that a development with an appropriate appearance could be constructed following the proposed site layout. Recommended changes to the architectural design: 1. Revise the architectural design to reflect the traditional architecture of the area. 2. Reconsider the white Master Wall panels for better coordination throughout the building. 3. Provide window glass specs and a sample. Tint and reflectivity are typically not considered appropriate in the Entrance Corridors. 4. Revise the design to eliminate the panel background for the wall signs. 5. Revise the elevation drawings to include material call -outs on each drawing. 6. Revise the design of the north elevation to relieve blankness. 7. Include the mechanical equipment note on the site and architectural plans: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 8. Provide perspective views showing the north elevation of the building and clarifying the relationship of the retaining wall to the north elevation. Ensure an appropriate appearance for the EC. Recommended changes to the site plan: 9. Include the mechanical equipment note on the site and architectural plans: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 10. Provide complete lighting information with the next submittal. 11. Provide information in the plan illustrating proposed treatments for impacted areas on the bank parcel to the south. 12. Add one large shade tree to the perimeter of the easternmost parking row. 13. Provide landscaping on the north side of the building to help mitigate the appearance of the building. 14. Add the plant health note to the site plan. "All site plantings of trees and shrubs shall be allowed to reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant." 15. Indicate on the site plan the retaining wall material and color. A sample may be required for review. 16. Show a "tree line to remain" on the site plan. 10 IX" IILG W Motion for the Rezoning If there is no objection to the request for the rezoning: Move to forward the following recommendation to the Planning Commission: Although the proposed architectural design does not currently meet the Entrance Corridor Design Guidelines, it is anticipated that a development with an appropriate appearance could be constructed following the proposed site layout. If there is an objection to the request for the rezoning: Move to forward the following recommendation to the Planning Commission: The ARB does not support the proposed rezoning because (State the objection and the EC Design Guideline that is not being met.) Action on the Architectural and Site Design The ARB offers the comments on the site and architectural designs, as listed in the staff report, to be addressed in the next submittal. 11 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date Rezoning Application Plan 1 Cover sheet November 18, 2019 2 Introduction, Narrative, Consistency 3 Current Zoning Ma 4 Comprehensive Plan and Rio29 Small Area Plan 5 Existing Conditions and Overall Context Ma 6 Impacts and Critical Resource Ma 7 Design Elements 1 of 3 Application Plan: Conceptual Layout Plan 2 of 3 Application Plan: Existing Conditions 3 of 3 Application Plan: Grading, Drainage & Utility Plan Architectural Submittal ARB.01 Cover Sheet 6 December 2019 ARB.02 Context Photos ARB.03 Floor Plan ARB.04 Roof Plan ARB.05 Front Elevation ARB.06 Rear Elevation ARB.07 Right(New Entrance Elevation ARB.08 Left Elevation ARB.09 Materials ARB.10 Elevated Entrance Lane View ARB. I I Proposed Rt. 29 Facing Elevation ARB.12 Proposed Rt. 29 Elevation Moving South ARB.13 Elevated Parking Lot Elevation 12