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HomeMy WebLinkAboutARB201900151 Staff Report 2020-08-21ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2019-151: 29'" Place — Starbucks Building Renovation ARB-2020-47: 291 Place Restaurant with a Drive-thru Window Review Type Amendment to an approved Certificate of Appropriateness/Building Permit Review Parcel Identification 061M00012001C0 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 291 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, 291 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 August 17, 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. The ARB provided comments on the proposed landscape and building changes on June 1, 2020. CHANGES TO THE PROPOSAL The site layout and architectural design remains much as it was proposed in the initial site plan review and preliminary architectural review in May. Minor changes to the site layout and architectural design include: 1) Landscaping has been revised, trees and shrubs have been added. 2) The color proposed for the vertical wood siding has been revised to Roycroft Pewter and is to extend to the brick column beneath. 3) A walk-up window has been added near the southeast comer of the building. 2211 271U 10 02.? AS 750 All u- 4an ,.;ieotV 3 1 t'+ 3U0 lJ :11t, ^� ]00` 2W 2113 _ 200 W120X 2 5 21M 2211� - 20V 210 01 2 151 1 150U i 1 800 •i t1a�1� 905 b I'I 61-13" q 0'IO e 2101, t "<>. , N-01-14 y, 1425 112 ' 61 M;-121 I/ 61 -134 •off N A Figure 1: Google Image (left) showing project area along the Rt. 29 Entrance Corridor and County GIS map (right) highlighting subject property. ANALYSIS 61-129 6Y 1 533 1943 ]s3z Is 55 1535 1581 2565 1540 1577 1585 2572 1560 1564 1593 1576 1596 1611 1614 1616 , 1621 1624 1580 -1629 1606 1630 1636 1638 / r 1639 ,_\ IOr REF GUIDELINE ACTIONS 6/1/2020 ISSUE 8/17/20 RECOMMENDATION 8/17/20 GENERAL GUIDELINES Purpose; Conspatibifily with significant historic sues; Compatibility with the character of the Entrance Corridor; Structure Design 1 The goal of the regulation of the design of development within the designated Revise the renovation design to The color of the vertical wood siding that Provide a physical Entrance Corridors is to ensure that new development within the corridors reflects incorporate architectural details, forms is to cover portions of the fagade has sample of the color the traditional architecture of the area. Therefore, it is the purpose of ARB review and colors that establish a cohesive been revised to Roycroft Pewter, a gray proposed for the vertical and of these Guidelines, that proposed development within the designated appearance for the existing building and tone that is softer and lighter than the siding for review. Entrance Corridors reflect elements of design characteristic of the significant compatibility with the surrounding site. previously proposed black. The color historical landmarks, buildings, and structures of the Charlottesville and Consider the form and material for clear renderings show the gray color to be Albemarle area, and to promote orderly and attractive development within these column support for the existing brick compatible with the brick of the existing 2 corridors. Applicants should note that replication of historic structures is neither and the proposed siding elements. building and the color appears to be required nor desired. Consider a lighter alternative color for the siding. better coordinated with the surrounding site. The color extends to the brick 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, land, and vegetation. In order to columns, which are to be painted, to accomplish the integration of buildings, land, and vegetation characteristic of these establish clear connection between the sites, the Guidelines require attention to four primary factors: compatibility with two. The color also better coordinates significant historic sites in the area; the character of the Entrance Corridor; site with the lighter wood siding proposed for development and layout; and landscaping. the drive -through window addition. However, a physical sample of the color 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically significant buildings in the proposed is needed for review to confirm Charlottesville and Albemarle area. Photographs of historic buildings in the area, coordination. The siding is now as well as drawings of architectural features, which provide important examples of illustrated with a frame or trim around it, this tradition are contained in Appendix A. which provides more of a finished appearance. 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with the area's historic structures is not intended to impose a rigid design solution for new development. Replication of the The fagade has been revised to show a design of the important historic sites in the area is neither intended nor desired. walk-up window near the southeast The Guideline's standard of compatibility can be met through building scale, corner of the building. The window is materials, and forms which may be embodied in architecture which is minimal in nature and has little impact contemporary as well as traditional. The Guidelines allow individuality in design on the overall design. to accommodate varying tastes as well as special functional requirements. 5 It is also an important objective of the Guidelines to establish a pattern of compatible architectural characteristics throughout the Entrance Corridor in order to achieve unity and coherence. Building designs should demonstrate sensitivity to other nearby structures within the Entrance Corridor. Where a designated corridor is substantially developed, these Guidelines require striking a careful balance between harmonizing new development with the existing character of the corridor and achieving compatibility with the significant historic sites in the area. 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. Scale should be integral None. The existing building design and None, to the building and site design. proposed renovations have elements of human scale. 13 Any appearance of "blankness" resulting from building design should be relieved Revise the landscape plan to add back The landscape plan has been revised to None. using design detail or vegetation, or both. the two previously approved trees along show two White Flowering Dogwoods the north end of the building. along the north end of the building. 14 Arcades, colonnades, or other architectural connecting devices should be used to None. There is an existing colonnade that None. unify groups of buildings within a development. extends across the fagade and the individual suites. 15 Trademark buildings and related features should be modified to meet the None. The new material choices may be current None. requirements of the Guidelines. standards 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 highly tinted or highly None. The window glass is existing and None. reflective. Window glass in the Entrance Corridors should meet the following window tint does not appear to be criteria: Visible light transmittance (VLT) shall not drop below 40%. Visible light proposed. reflectance (VLR) shall not exceed 30%. Specifications on the proposed window lass should be submitted with the applicationforfinal review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the overall plan of None. There are no accessory structures None. development and shall, to the extent possible, be compatible with the building proposed, but a drive -up window designs used on the site. structure is proposed to be added on the south elevation. The design and the 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 ex ected to be visible from 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 of. a. Walls, b. Plantings, and c. Fencing. Provide a roof plan and elevations that show proposed roof -mounted mechanical equipment and how that equipment will be screened from the EC. A roof plan has been provided that shows two proposed roof -mounted mechanical units. One is aligned with an existing row of equipment and the other is to be closer to the southwest comer of the building. The applicant has indicated that the proposed mechanical equipment will not be visible from the EC. However, if the new equipment is as tall as existing equipment, then there is potential visibility from vantage points further north on the EC. As illustrated, it appears that new equipment will be visible. Information showing how visibility of new equipment will be eliminated is needed prior to approval of None. 20 Surface runoff structures and detention ponds should be designed to fit into the None. There are no new stormwater features None. natural topography to avoid the need for screening. When visible from the Entrance proposed. Corridor street, these features must be fully integrated into the landscape. They should not have the aooearance of engineered features. 21 22-29 30-31 The following note should be added to the site plan and the architectural plan: "Visibility of all mechanical equipment from the Entrance Corridor shall be Lighting Guidelines for the Use of Decorative Landscape Lighting The requirements of the Guidelines regarding landscaping are intended to reflect the landscaping characteristic of many of the area's significant historic sites which is characterized by large shade trees and lawns. Landscaping should promote visual order within the Entrance Corridor and help to integrate buildings into the existing environment of the corridor. Add the standard mechanical equipment note to the site and architectural plans. tnarcate it any site or ouuamg-mountea lighting is proposed with the renovations to the site. If new lighting is proposed, provide complete details. Revise the plans to accurately show the existing landscaping conditions. 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. The standard mechanical equipment note has been added to the architectural no new this site. There is no decorative lighting proposed for this site. The landscape plan has been revised to better reflect the existing landscape conditions. However, along the EC frontage, it is difficult to judge the appropriateness of proposed tree locations because existing trees do not appear to be shown with accurate canoe Add the standard mechanical equipment None. None. Revise the landscape plan to accurately show the existing tree canopy sizes for better coordination with new tree locations. Add trees along the frontage to 8 Continuity within the Entrance Corridor should be obtained by planting different sizes. The addition of plants (Knockout achieve consistent types of plant materials that share similar characteristics. Such common elements Revise the landscaping plan to show Rose and ornamental grass) to fill in the spacing, approximately allow for more flexibility in the design of structures because common landscape interspersed ornamental trees along the closed site entrance is a positive feature, 35' on center, including features will help to harmonize the appearance of development as seen from the EC. but some plants are shown in the right- north of the site entrance street upon which the Corridor is centered. of -way, and the overall frontage planting that is to be closed. still has an uncoordinated appearance. Provide more than one Revise the landscape plan to accurately show the existing landscaping The landscape plan has been revised to species of tree to meet the requirements for 32 Landscaping along the frontage of Entrance Corridor streets should include the following: conditions. Revise the proposed show (6) Forest Pansy Redbud trees shade and ornamentals. a. Large shade trees should be planted parallel to the Entrance Corridor Street. landscaping, if necessary, to coordinate along the frontage. However, the spacing Such trees should be at least 3% inches caliper (measured 6 inches above the with the existing landscaping. exceeds 35' in some places and the trees ground) and should be of a plant species common to the area. Such trees should be are ornamentals — not the required large located at least every 35 feet on center. shade trees. The smaller species may be b. Flowering ornamental trees of a species common to the area should be interspersed acceptable in this case due to potential among the trees required by the preceding paragraph. The ornamental trees need not conflicts with existing overhead lines alternate one for one with the large shade trees. They may be planted among the large located approximately 10' away. shade trees in a less regular spacing pattern. Maintaining a mix of trees along the c. In situations where appropriate, a three or four board fence or low stone wall, frontage would support a coordinate typical of the area, should align the frontage of the Entrance Corridor street. appearance along the larger corridor. 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. 37 Plant species: a. Plant species required should be as approved by the Staff based upon but not limited to the Generic Landscape Plan Recommended Species List and Native Plants or Virginia Landscapes (Appendix D . 33 Landscaping along interior roads: Revise the landscape plan to show two The landscape plan has been revised to None. a. Large trees should be planted parallel to all interior roads. Such trees should be trees to the west and two trees to the show a total of four Forest Pansy trees at least 2'/z inches caliper (measured six inches above the ground) and should be of east of the site entrance from Berkman east and west of the site entrance from a plant species common to the area. Such trees should be located at least every 40 Drive. Berkman Drive. feet on center. 34 Landscaping along interior pedestrian ways: None. The proposal includes a change to the None. a. Medium trees should be planted parallel to all interior pedestrian ways. Such striped crosswalk located south of the trees should be at least 2% inches caliper (measured six inches above the ground) building, but it provides no opportunities and should be of a species common to the area. Such trees should be located at for planting. least every 25 feet on center. 35 Landscaping of parking areas: Revise the landscape plan to show The landscape plan has been revised to Revise the landscape a. Large trees should align the perimeter of parking areas, located 40 feet on shrubs and ornamental trees along the show 3 Japanese Snowbell trees in the plan to show additional center. Trees should be planted in the interior of parking areas at the rate of one perimeter of the parking area located planting area south of the drive -through shrubs in the planting tree for every 10 parking spaces provided and should be evenly distributed south of the drive -through. lane. Shrubs are shown north of the area between the drive - throughout the interior of the parking area. drive -through lane at the patio and south through lane and the 7- b. Trees required by the preceding paragraph should measure 2% inches caliper Revise the landscape plan to show of the drive-thm lane and window. An space parking area. (measured six inches above the ground); should be evenly spaced; and should be shrubs in the gaps along the parking existing sanitary sewer easement runs of a species common to the area. Such trees should be planted in planters or area that fronts the EC. through the planting area, so additional medians sufficiently large to maintain the health of the tree and shall be protected trees are not possible, but shrubs can by curbing. typically be planted in these easements c. Shrubs should be provided as necessary to minimize the parking area's impact without conflict, and they would be on Entrance Corridor streets. Shrubs should measure 24 inches in height. appropriate to offset the impacts of the drive-thm lane and parking. 36 Landscaping of buildings and other structures: Provide additional landscaping, such as a. Trees or other vegetation should be planted along the front of long buildings as shrubs, to integrate the drive -through necessary to soften the appearance of exterior walls. The spacing, size, and type of window and the queuing travelway into Trees have been added along the queuing such trees or vegetation should be determined by the length, height, and blankness the overall site. travelway north of the building helping of such walls. to integrate the drive -through and the b. Shrubs should be used to integrate the site, buildings, and other structures; queuing lane into the site. dumpsters, accessory buildings and structures; "drive thm" windows; service areas; and signs. Shrubs should measure at least 24 inches in height. 38 Plant health: The following note should be added to the landscape plan: "All site None. The note is present on the landscape None. plantings of trees and shrubs shall be allowed to reach, and be maintained at, plan. 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 paftern Site Develo ment and layout 6 Site development should be sensitive to the existing natural landscape and should None. The site has been previously developed, None. contribute to the creation of an organized development plan. This may be and the existing grading is not being accomplished, to the extent practical, by preserving the trees and rolling terrain significantly altered. 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 Entrance Corridor street None. The existing building is to remain See landscape and to other development within the corridor should be as follows: parallel to the EC and the proposed recommendations. a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks alterations to the existing on -site should guide the layout of the site. circulation pattems remain organized. b. In general, buildings fronting the Entrance Corridor street should be parallel to the street. Building groupings should be arranged to parallel the Entrance Corridor The existing site entrance on Route 29 street. would be closed with this proposal and a c. Provisions should be made for connections to adjacent pedestrian and vehicular planting strip and sidewalk would be circulation systems. added to connect with the existing d. Open spaces should be tied into surrounding areas to provide continuity within sidewalk along Route 29. the Entrance Corridor. e. If significant natural features exist on the site (including creek valleys, steep The site has been previously developed. slopes, significant trees or rock outcroppings), to the extent practical, then such Existing trees near the southeast comer natural features should be reflected in the site layout. If the provisions of Section of the building are proposed to be 32.5.2.n of the Albemarle County Zoning Ordinance apply, then improvements removed to accommodate a portion of required by that section should be located so as to maximize the use of existing the drive -through travelway and an features in screening such improvements from Entrance Corridor streets. outdoor dining area. f The placement of structures on the site should respect existing views and vistas on and around the site. Views are not expected to be negatively impacted. Site Grading 40 Site grading should maintain the basic relationship of the site to surrounding None. The existing topography is not being None. conditions by limiting the use of retaining walls and by shaping the terrain through significantly altered. The proposed drive - the use of smooth, rounded landforms that blend with the existing terrain. Steep cut or through requires minimal grading. 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 drip line of any trees or Show areas designated for preservation The plans have been revised to show None. other existing features designated for preservation in the final Certificate of on the site plan. Maintain grading areas designated for preservation and Appropriateness. Adequate tree protection fencing should be shown on, and outside the driplines of trees to remain. tree protection fencing is coordinated coordinated throughout, the grading, landscaping and erosion and sediment control Show tree protection fencing on and throughout the plans. tans. coordinated throughout the grading, landscaping, and erosion and sediment 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 control plans. on the site. This protection should remain in place until completion of the development of the site. 43 Preservation areas should be protected from storage or movement of heavy equipment within this area. 44 Natural drainage patterns (or to the extent required, new drainage patterns) should None. The site has been previously graded. None. be incorporated into the finished site to the extent possible. Drainage patterns are not changing. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The revised architectural design: the gray color of the siding, the detailing of the siding, the treatment of the columns. 2. Visibility of rooftop equipment; appropriate screening. 3. Landscaping along the EC: Tree size and spacing. 4. Landscaping at the drive -through. Staff recommends approval with the following revisions: 1. Provide a physical sample of the color proposed for the vertical siding for review. 2. Add the standard mechanical equipment note to the site plan. 3. Revise the landscape plan to accurately show the existing tree canopy sizes for better coordination with new tree locations. Add trees along the frontage to achieve consistent spacing, approximately 35' on center, including north of the site entrance that is to be closed. Provide more than one species of tree to meet the requirements for shade and ornamentals. 4. Revise the landscape plan to show additional shrubs in the planting area between the drive -through lane and the 7-space parking area. ATTACHMENT 1. 29" Place Drive-thru Site Plan and Architectural Drawings TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date C-100 Cover Sheet 6/18/2020 C-101 General Notes 6/18/2020 C-102 General Notes and Legend 6/18/2020 C-202 Existing Conditions and Demolition Plan 6/18/2020 C-301 Site Plan 6/18/2020 C-302 Sight Distance Profiles 6/18/2020 C-401 Grading Plan 6/18/2020 C-501 Utility Plan 6/18/2020 C-601 Landscape Plan 6/18/2020 C-602 Landscape Notes and Details 6/18/2020 C801 Construction Details 6/18/2020 C802 Construction Details 6/18/2020 C-803 Maintenance of Traffic Plan 6/18/2020 ARB-A-101 Floor Plan 3/16/2020 ARB-A-102 Roof Plan 6/23/2020 ARB-A-201 Elevations 6/23/2020 Proposed Elevations — Building N 7/27/2020 Existing Conditions — Elevation Rendering of Walkup Window Starbucks Floor Plan Page 1 Existing Overall Plan 6/24/2020 Page 2 Proposed Overall Plan 6/24/2020 Page 3 Enlarged Overall Plan 6/24/2020 Page 4 Proposed Overall Plan with Existing Overlay Red 6/24/2020 R