HomeMy WebLinkAboutARB202000047 Staff Report 2020-06-02ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2019-151: 291h Place — Starbucks Building Renovation
ARB-2020-47: 291h Place Restaurant with a Drive-thru Window
Review Type
Amendment to an approved Certificate of Appropriateness
Parcel Identification
061M00012001CO
Location
1500 Seminole Trail
Zoned
Planned Development Shopping (PDSC), Entrance Corridor (EC)
Owner/Applicant
FR Shoppers World LLC c/o Federal Realty Investment Trust/Bohler (Ryan Yauger)
Magisterial District
Rio
Proposal
To renovate the building previously known as Shoppers World North to accommodate a change in location and to add a
drive -through for Starbucks.
Context
The subject property is comprised of an existing commercial building that is associated with the overall 29th Place
commercial development. This portion of Route 29 is largely characterized by commercial development with nearby
developments including Charlottesville Fashion Square Mall to the east, 29th Place to the southwest, and a Jiffy Lube to
the north. (Fig. 1)
Visibility
The proposed renovations will be readily visible from the Route 29 Entrance Corridor.
ARB Meeting Date
Originally scheduled for May 4, 2020 rescheduled to June 1, 2020.
Staff Contact
Khris Taggart
PROJECT HISTORY
The ARB reviewed ARB-2001-041, a proposal for landscaping changes to this site, and a number of sign applications have been approved for the
building. A pre -application conference was held to discuss the proposed drive-thru on June 10, 2019.
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Fig. 1 Google Image (left) showing project area along the Entrance Corridor and County GIS map (right) highlighting subject property.
ANALYSIS
REF
GUIDELINE ISSUE RECOMMENDATION
GENERAL GUIDELINES
Purpose; Compatibility with significant historic sites; CoMatibility with the character of the Entrance Corridor; Structure Design
1
The goal of the regulation of the design of development
This Entrance Corridor includes a mixture of
Revise the renovation
within the designated Entrance Corridors is to ensure that
small- and large-scale commercial buildings of
design to incorporate
new development within the corridors reflects the
varying styles and forms, allowing for a range of
architectural details,
traditional architecture of the area. Therefore, it is the
options for achieving compatibility. The forms and
forms and colors that
purpose of ARB review and of these Guidelines, that
materials that are proposed, however, do not
establish a cohesive
proposed development within the designated Entrance
coordinate with the existing building or with the
appearance for the
Corridors reflect elements of design characteristic of the
overall 291h Place development. The dark
existing building and
significant historical landmarks, buildings, and structures
engineered wood vertical siding to cover portions
compatibility with the
of the Charlottesville and Albemarle area, and to promote
of the brick fagade contrasts greatly in color,
surrounding site.
orderly and attractive development within these corridors.
material and form with the brick structure. The
Applicants should note that replication of historic structures
vertical siding incorporates no forms or details to
is neither required nor desired.
inte rate it with the existing architecture. This
2
4
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
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
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.
creates an uncoordinated appearance with the
existing brick fagade and columns that are to
remain. Also, the materials sheet indicates brick to
match existing, but it is unclear where this is being
proposed in the design. Revising the design to
increase coordination would be appropriate.
Possibilities include incorporating architectural
details, forms, and/or colors like those used in the
main building of the 29th Place development, and
using alternate treatments to create a more cohesive
appearance for the existing building.
9
Building forms and features, including roofs, windows,
doors, materials, colors and textures should be compatible
with the forms and features of the significant historic
buildings in the area, exemplified by (but not limited to)
the buildings described in Appendix A [of the design
guidelines]. The standard of compatibility can be met
through scale, materials, and forms which may be
embodied in architecture which is contemporary as well as
traditional. The replication of important historic sites in
Albemarle County is not the objective of these guidelines.
12
Architecture proposed within the Entrance Corridor
should use forms, shapes, scale, and materials to create a
cohesive whole.
10
Buildings should relate to their site and the surrounding
context of buildings.
11
The overall design of buildings should have human scale.
The existing building design and proposed
None.
Scale should be integral to the building and site design.
renovations have elements of human scale.
13
Any appearance of "blankness" resulting from building
The north elevation visible from Route 29 has the
Revise the landscape plan
design should be relieved using design detail or
appearance of "blankness" due to approximately
to add back the two
vegetation, or both.
2/3 of the elevation having no windows or doors.
previously approved trees
This is an existing condition, but the previous
along the north end of the
approved landscape plan showed three trees (only
building.
one remains) along this end of the building. Adding
back the two missing trees would help offset the
blankness of this elevation.
14
Arcades, colonnades, or other architectural connecting
There is an existing colonnade that extends across
None.
devices should be used to unify groups of buildings within
the fagade and the individual suites.
a development.
15
Trademark buildings and related features should be
The new material choices may be current standards
None.
modified to meet the requirements of the Guidelines.
for Starbucks, but with the existing building the
renovation proposal does not appear to create a
trademark design.
16
Window glass in the Entrance Corridors should not be
The window glass is existing and window tint does
None.
highly tinted or highly reflective. Window glass in the
not appear to be proposed.
Entrance Corridors should meet the following criteria:
Visible light transmittance (VLT) shall not drop below
40%. Visible light reflectance LR shall not exceed
30%. Specifications on the proposed window glass should
be submitted with the application,forfinal review.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated
There are no accessory structures proposed, but a
None.
into the overall plan of development and shall, to the
drive -up window structure is proposed to be added
extent possible, be compatible with the building designs
on the south elevation. The design and the
used on the site.
materials proposed in the drive -up window
structure are minimalistic and compatible with the
existing building. Several drive -through related
items (menu board, canopy, etc.) are also proposed,
but they are located on the west side of the building
and are not expected to be visible from the EC.
18
The following should be located to eliminate visibility from
The dumpster pad has been sited behind the
Provide a roof plan and
the Entrance Corridor street. If, after appropriate siting,
building and is not expected to be visible from the
elevations that show
these features will still have a negative visual impact on the
EC.
proposed roof -mounted
Entrance Corridor street, screening should be provided to
mechanical equipment
eliminate visibility. a. Loading areas, b. Service areas, c.
There is existing roof -mounted mechanical
and how that equipment
Refuse areas, d. Storage areas, e. Mechanical equipment,
equipment that is partially visible from the EC.
will be screened from the
f. Above -ground utilities, and g. Chain link fence, barbed
Any new mechanical equipment will have to be
EC.
wire, razor wire, and similar security fencing devices.
fully screened from the EC.
19
Screening devices should be compatible with the design of
the buildings and surrounding natural vegetation and may
consist of: a. Walls, b. Plantings, and c. Fencing.
20
Surface runoff structures and detention ponds should be
There are no new stormwater features proposed.
None.
designed to fit into the natural topography to avoid the need
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
The note is not present on the site and architectural
Add the standard
architectural plan: "Visibility of all mechanical equipment
plans.
mechanical equipment
from the Entrance Corridor shall be eliminated."
note to the site and
architectural plans.
22-29
Lighting
There is no new lighting shown for this site.
Indicate if any site or
building -mounted
lighting is proposed with
the renovations to the
site. If new lighting is
proposed, provide
complete details.
30-31
Guidelines for the Use of Decorative Landscape Lighting
There is no decorative lighting proposed for this
None.
site.
Landscaping
7
The requirements of the Guidelines regarding landscaping
There are six frontage trees, three at 12" caliper
Revise the plans to
are intended to reflect the landscaping characteristic of
and three at 4" caliper, shown as existing along the
accurately show the
many of the area's significant historic sites which is
frontage on the site plan. However, the trees (3)
existing landscaping
characterized by large shade trees and lawns. Landscaping
north of the existing entrance along Route 29 no
conditions.
should promote visual order within the Entrance Corridor
longer remain. The existing conditions of the
and help to integrate buildings into the existing
landscaping along the frontage and within the site
Revise the landscape plan
environment of the corridor.
are not accurately reflected in the plans, but should
be.
to show the correct
quantity of shade trees
8
Continuity within the Entrance Corridor should be
obtained by planting different types of plant materials that
along the EC that will not
share similar characteristics. Such common elements
Based on the landscaping that is existing and the
exceed the height of the
allow for more flexibility in the design of structures
length of the EC frontage, an additional 8 large
existing overhead lines.
because common landscape features will help to
shade trees are required. Overhead lines run along
harmonize the appearance of development as seen from
the EC frontage. The height of the lines is not
Revise the landscaping
the street upon which the Corridor is centered.
indicated, but the lines likely pose a conflict for
large trees. The landscape plan should show trees
plan to show interspersed
ornamental trees along
32
Landscaping along the frontage of Entrance Corridor
streets should include the following:
along the frontage whose size will not exceed the
the EC.
a. Large shade trees should be planted parallel to the
height of the lines.
Entrance Corridor Street. Such trees should be at least 3'/2
inches caliper (measured 6 inches above the ground) and
There are no ornamental trees along the EC shown
should be of a plant species common to the area. Such
on the landscape plan. The addition of interspersed
trees should be located at least every 35 feet on center.
ornamental trees along the EC frontage would
b. Flowering ornamental trees of a species common to the
increase the continuity along the corridor.
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 lantin s 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:
The landscape plan shows two trees (24" and 8"
Revise the landscape plan
a. Large trees should be planted parallel to all interior
caliper) in the planting island along Berkmar
to show two trees to the
roads. Such trees should be at least 2'/z inches caliper
Drive. Neither of these trees remains. The frontage
west and two trees to the
(measured six inches above the ground) and should be of a
on Berkmar requires two trees to the west and two
east of the site entrance
plant species common to the area. Such trees should be
trees to the east of the site entrance from Berkmar.
from Berkmar Drive.
located at least every 40 feet on center.
34
Landscaping along interior pedestrian ways:
The proposal includes a change to the striped
None.
a. Medium trees should be planted parallel to all interior
crosswalk located south of the building, but it
pedestrian ways. Such trees should be at least 2%2 inches
provides no opportunities for planting.
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.
35
Landscaping of parking areas:
There are currently three large trees south of the
Revise the landscape plan
a. Large trees should align the perimeter of parking areas,
existing entrance that serve as both street and
to show shrubs and
located 40 feet on center. Trees should be planted in the
parking perimeter trees. The proposal also includes
ornamental trees along
interior of parking areas at the rate of one tree for every 10
changes to the parking area south of the building.
the perimeter of the
parking spaces provided and should be evenly distributed
This reconfiguration will bring additional parking
parking area located
throughout the interior of the parking area.
spaces closer to view from the frontage. Additional
south of the drive-
b. Trees required by the preceding paragraph should
landscaping is needed to integrate the reconfigured
through.
measure 2%2 inches caliper (measured six inches above the
parking area into the site. There appears to be
ground); should be evenly spaced; and should be of a
space for a tree between the parking and the drive-
Revise the landscape plan
species common to the area. Such trees should be planted
thru lane, and space for shrubs along the perimeter
to show shrubs in the
in planters or medians sufficiently large to maintain the
of the parking area located south of the drive-thru.
gaps along the parking
health of the tree and shall be protected by curbing.
area that fronts the EC.
c. Shrubs should be provided as necessary to minimize the
There also appears to be space for additional
parking area's impact on Entrance Corridor streets. Shrubs
shrubs along the perimeter of the parking area that
should measure 24 inches in height.
runs along the frontage. Additional landscaping
should be provided to minimize the impact of the
parking area when viewed from the EC and to
integrate the frontage planting.
36
Landscaping of buildings and other structures:
The drive -through window along the south
Provide additional
a. Trees or other vegetation should be planted along the
elevation of the building is expected to be visible
landscaping, such as
front of long buildings as necessary to soften the
from the EC. The queuing travelway for the drive-
shrubs, to integrate the
appearance of exterior walls. The spacing, size, and type
through is largely screened from view by the
drive -through window
of such trees or vegetation should be determined by the
building. However, there are portions of the
and the queuing
length, height, and blankness of such walls.
queuing travelway in which stacked cars will likely
travelway into the overall
b. Shrubs should be used to integrate the site, buildings,
be visible. Currently, there is no landscaping
site.
and other structures; dumpsters, accessory buildings and
proposed for the drive -through lane along the south
structures; "drive thru" windows; service areas; and signs.
elevation of the building or the visible portion of
Shrubs should measure at least 24 inches in height.
the queuing travelway along the north end of the
building. Additional landscaping, such as shrubs, is
needed to integrate the drive -through window and
the queuing travelway into the site.
37
Plant species: a. Plant species required should be as
The plant species specified are on the Landscape
Revise the landscape plan
approved by the Staff based upon but not limited to the
Plan Recommended Species List. However, the
to accurately show the
Generic Landscape Plan Recommended Species List and
level of coordination with the existing landscaping
existing landscaping
Native Plants for Virginia Landscapes (Appendix D).
is unclear because existing conditions are not
conditions. Revise the
accurately represented on the plan.
proposed landscaping, if
necessary, to coordinate
with the existing
landscaping.
38
Plant health: The following note should be added to the
The note is present on the landscape plan.
None.
landscape plan: "All site plantings of trees and shrubs shall
be allowed to reach, and be maintained at, mature height;
the topping of trees is prohibited. Shrubs and trees shall
be pruned minimally and only to support the overall health
of theplant."
Development pattern
Site Development and layout
6
Site development should be sensitive to the existing
The site has been previously developed, and the
None.
natural landscape and should contribute to the creation of
existing grading is not being significantly altered.
an organized development plan. This may be
accomplished, to the extent practical, by preserving the
trees and rolling terrain typical of the area; planting new
trees along streets and pedestrian ways and choosing
species that reflect native forest elements; insuring that
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.
39
The relationship of buildings and other structures to the
The existing building is to remain parallel to the
None.
Entrance Corridor street and to other development within
EC and the proposed alterations to the existing on -
the corridor should be as follows:
site circulation patterns remain organized.
a. An organized pattern of roads, service lanes, bike paths,
and pedestrian walks should guide the layout of the site.
The existing site entrance on Route 29 would be
b. In general, buildings fronting the Entrance Corridor
closed with this proposal and a planting strip and
street should be parallel to the street. Building groupings
sidewalk would be added to connect with the
should be arranged to parallel the Entrance Corridor street.
existing sidewalk along Route 29.
c. Provisions should be made for connections to adjacent
pedestrian and vehicular circulation systems.
The site has been previously developed. Existing
d. Open spaces should be tied into surrounding areas to
trees near the southeast corner of the building are
provide continuity within the Entrance Corridor.
proposed to be removed to accommodate a portion
e. If significant natural features exist on the site (including
of the drive -through travelway and an outdoor
creek valleys, steep slopes, significant trees or rock
dining area.
outcroppings), to the extent practical, then such natural
features should be reflected in the site layout. If the
Views are not expected to be negatively impacted.
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.
£ 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
The existing site grading is not being significantly
None.
site to surrounding conditions by limiting the use of
altered. The proposed drive -through requires
retaining walls and by shaping the terrain through the use of
minimal grading.
smooth, rounded landforms that blend with the existing
terrain. Steep cut or fill sections are generally unacceptable.
Proposed contours on the grading plan shall be rounded with
a ten -foot minimum radius where they meet the adjacent
condition. Final grading should achieve a natural, rather than
engineered, appearance. Retaining walls 6 feet 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
Tree protection fencing for the existing trees and
Show areas designated
drip line of any trees or other existing features designated
shrubs along the south end of the building is not
for preservation on the
for preservation in the final Certificate of Appropriateness.
shown on the grading or the landscaping plans.
site plan. Maintain
Adequate tree protection fencing should be shown on, and
grading outside the
coordinated throughout, the grading, landscaping and
driplines of trees to
erosion and sediment control plans.
remain. Show tree
42
Areas designated for preservation in the final Certificate
The existing trees and shrubs along the south end
protection fencing on and
of Appropriateness should be clearly delineated and
of the building should be clearly delineated and
coordinated throughout
protected on the site prior to any grading activity on the
protected.
the grading, landscaping,
site. This protection should remain in place until
and erosion and sediment
completion of the development of the site.
control plans.
43
Preservation areas should be protected from storage or
The existing trees and shrubs along the south end
movement of heavy equipment within this area.
of the building should be protected from storage or
movement of heavy equipment.
44
Natural drainage patterns (or to the extent required, new
The site has been previously graded. Drainage
None.
drainage patterns) should be incorporated into the finished
patterns are not changing.
site to the extent possible.
10
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The forms, materials and colors of the proposed architectural design.
2. Landscaping along the EC and within the site.
Staff offers the following recommendations on the proposal:
1. Revise the renovation design to incorporate architectural details, forms and colors that establish a cohesive appearance for the existing building
and compatibility with the surrounding site.
2. Revise the landscape plan to add back the two previously approved trees along the north end of the building.
3. Provide a roof plan and elevations that show proposed roof -mounted mechanical equipment and how that equipment will be screened from the
EC.
4. Add the standard mechanical equipment note to the site and architectural plans.
5. Indicate if any site or building -mounted lighting is proposed with the renovations to the site. If new lighting is proposed, provide complete
details.
6. Revise the plans to accurately show the existing landscaping conditions.
7. Revise the landscape plan to show the correct quantity of shade trees along the EC that will not exceed the height of the existing overhead lines.
8. Revise the landscaping plan to show interspersed ornamental trees along the EC.
9. Revise the landscape plan to show two trees to the west and two trees to the east of the site entrance from Berkmar Drive.
10. Revise the landscape plan to show shrubs and ornamental trees along the perimeter of the parking area located south of the drive -through.
11. Revise the landscape plan to show shrubs in the gaps along the parking area that fronts the EC.
12. Provide additional landscaping, such as shrubs, to integrate the drive -through window and the queuing travelway into the overall site.
13. Revise the landscape plan to accurately show the existing landscaping conditions. Revise the proposed landscaping, if necessary, to coordinate
with the existing landscaping.
14. Show areas designated for preservation on the site plan. Maintain grading outside the driplines of trees to remain. Show tree protection fencing
on and coordinated throughout the grading, landscaping, and erosion and sediment control plans.
ATTACHMENT
1. Site Plan and Architectural Drawings
11
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawin Date/Revision Date
C-100
Cover Sheet
3/18/2020
C-301
Site Plan
3/18/2020
C-401
Grading Plan
3/18/2020
C-501
Utility Plan
3/18/2020
C-601
Landscape Plan
3/18/2020
C-602
Landscape Notes and Details
3/18/2020
Proposed elevations — building N
04/02/2020
Proposed elevations — building N
04/02/2020
Proposed elevations — building N
04/02/2020
12