HomeMy WebLinkAboutARB202000135 Staff Report 2021-01-27ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2020-135: Rio Hill Redevelopment
Review Type
Preliminary Plan
Parcel Identification
04500-00-00-094AO
Location
West of Rt. 29, East of Berkmar Drive, south of Woodbrook Drive
Zoned
Planned Development Shopping Center (PDSC), Entrance Corridor (EC)
Owner/Applicant
SCT Rio Hill LLC C/O Rosenthal Properties/ BRW Architects (David Timmerman)
Magisterial District
Rio
Proposal
To renovate a majority of the existing Rio Hill Shopping Center (excluding the Kroger store and the southeast corner of the center), removing portions of the
existing canopies and store entries to update the current fagade.
Context
The subject property is an existing strip shopping center. The shopping center is surrounded primarily by commercial development. Some residential
development is located to the west and beyond Rt. 29 to the east. (Fig. 1.)
Visibility
The portion of the parcel that is adjacent to the Rt. 29 Entrance Corridor is occupied by a stormwater facility. The shopping center building begins
approximately 219' from the EC street and is located as far as approximately 1113' from the street. Despite this distance, the shopping center building has some
visibility from Rt. 29, with the increased height of building elements marking major tenants being more visible from the street. Site lighting and illuminated
si na a are visible and make the shopping center more noticeable at night.
ARB Meeting Date
February 1, 2021
Staff Contact
Khris Taggart
PROJECT HISTORY
The development was built prior to the establishment of the Entrance Corridor overlay district. A Comprehensive Sign Plan was approved for the shopping center in 1999. The ARB reviewed and provided
comments on the conceptual plan for this renovation during the October 19, 2020 ARB meeting. The applicant has requested that the renovation design for the tenant spaces for TJ Maxx and Sierra be
separated out from the overall renovation proposal and they report that leasing these spaces is dependent on the approval of the sign designs as proposed.
Figure 1: Pictometry Image (left) showing project area along the Entrance Corridor and County GIS map (right) highlighting subject property.
ANALYSIS
REF
GUIDELINE
COMMENTS
ISSUE 2/1/21
RECOMMENDATIONS
10/19/20
2/1/21
GENERAL GUIDELINES
Purpose, Compatibility with significant historic sites, Compatibility with the character of the Entrance Corridor
1
The goal of the regulation of the design of development within the
Provide line drawing
The shopping center predates the establishment of the
Provide samples for all
designated Entrance Corridors is to ensure that new development within
elevations and plans
Entrance Corridors and does not reflect the historic
materials and colors that
the corridors reflects the traditional architecture of the area. Therefore, it
to show in more
architecture of the area. The proposed renovation does not
confirm the use of warn
is the purpose of ARB review and of these Guidelines, that proposed
detail what is
change this condition but offers an opportunity to improve
tones.
development within the designated Entrance Corridors reflect elements
proposed.
scale and the pedestrian experience.
of design characteristic of the significant historical landmarks, buildings,
If the architectural designs
and structures of the Charlottesville and Albemarle area, and to promote
Incorporate wanner-
Plans and elevations have been provided. The elevations
proposed for TJ Maxx and
orderly and attractive development within these corridors. Applicants
toned materials and
include more identification of materials than was previously
Sierra receive approval
should note that replication of historic structures is neither required nor
colors into the design.
shown. The plans clarify the extent of canopy removal; two
prior to the design of the
desired.
sections of canopy are proposed to remain, in part. While
there have been some minor tweaks to the forms of the
overall shopping center,
coordinate the overall
2
Visitors to the significant historical sites in the Charlottesville and
Albemarle area experience these sites as ensembles of buildings, land,
conceptual design, the design concept remains largely the
design with TJ Maxx and
and vegetation. In order to accomplish the integration of buildings, land,
same.
Sierra.
and vegetation characteristic of these sites, the Guidelines require
attention to four primary factors: compatibility with significant historic
The shopping center is visible from the EC, but the distance
sites in the area; the character of the Entrance Corridor; site development
from the street does not allow for sustained views of building
and layout; and landscaping.
details. Consequently, architectural details are not expected to
be detectable from the EC, but forms and colors are. The
3
New structures and substantial additions to existing structures should
respect the traditions of the architecture of historically significant
major tenant spaces are marked by broad entrance elements
buildings in the Charlottesville and Albemarle area. Photographs of
with increased height. These elements are more prominent in
historic buildings in the area, as well as drawings of architectural
the design and will be visible. While the heights of some of
features, which provide important examples of this tradition are
the added architectural elements have been lowered in the
contained in Appendix A.
current design, the scale of these forms remains monumental.
The overall scale of the shopping center is broken down to
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
more human proportions by the inclusion of canopies,
structures is not intended to impose a rigid design solution for new
decorative metal paneling/green screens, and alternating
development. Replication of the design of the important historic sites in
materials and forms. The proposed materials (brick, metal
the area is neither intended nor desired. The Guideline's standard of
panels, stucco, and phenolic architectural panels) help to add
compatibility can be met through building scale, materials, and forms
texture and visual breaks along the elevations. The renderings
which may be embodied in architecture which is contemporary as well as
show a range of neutral colors. Samples will be needed to
traditional. The Guidelines allow individuality in design to accommodate
confirm that they are warm in tone.
varying tastes as well as special functional requirements.
5
It is also an important objective of the Guidelines to establish a pattern of
If the architectural designs proposed for TJ Maxx and Sierra
compatible architectural characteristics throughout the Entrance Corridor
receive approval prior to the design of the overall shopping
in order to achieve unity and coherence. Building designs should
center, the overall design will need to coordinate with TJ
demonstrate sensitivity to other nearby structures within the Entrance
Maxx and Sierra.
Corridor. Where a designated corridor is substantially developed, these
Guidelines require striking a careful balance between harmonizing new
The height of the TJ Maxx and Sierra entrance features has
development with the existing character of the corridor and achieving
been reduced from the conceptual design and the scale of the
compatibility with the significant historic sites in the area.
overall TJ Maxx form has been reduced. The addition of the
canopies, metal paneling/green screens, and variation in
9
Building forms and features, including roofs, windows, doors, materials,
colors and textures should be compatible with the forms and features of
materials helps to break up the length of this portion of the
the significant historic buildings in the area, exemplified by (but not
fagade and creates a greater sense of human scale. The TJ
limited to) the buildings described in Appendix A [of the design
Maxx and Sierra fagades are illustrated in shades of gray
guidelines]. The standard of compatibility can be met through scale,
(French Grey, Light Grey) and white (China White, Arcadia
materials, and forms which may be embodied in architecture which is
White). Samples will be needed to confirm that they are warm
contemporary as well as traditional. The replication of important historic
in tone.
sites in Albemarle County is not the objective of these guidelines.
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
Consider alternate
be integral to the building and site design.
materials, additional
architectural details,
and additional
canopies/canopies
with greater depth to
improve human scale
and the pedestrian
experience.
13
Any appearance of "blankness" resulting from building design should be
Consider alternate
relieved using design detail or vegetation, or both.
materials and/or
additional
architectural detail to
reduce the scale of
expansive wall areas.
12
Architecture proposed within the Entrance Corridor should use forms,
None.
The preliminary plan shows a design that uses forms and
None.
shapes, scale, and materials to create a cohesive whole.
materials to create cohesion and coordination within the
development.
14
Arcades, colonnades, or other architectural connecting devices should be
Consider design
The design has been revised to show additional canopies,
None.
used to unify groups of buildings within a development.
revisions that
architectural detailing that projects past the fa ade
improve the
functioning as weather protection, and the use of portions of
pedestrian
two existing colonnades for individual tenant spaces. While
experience.
these elements are not continuous along the entire f igade,
combined with the proposed planters and pathway lighting,
they help to enhance the scale and the overall pedestrian
experience.
15
Trademark buildings and related features should be modified to meet the
None.
The proposed design does not appear to reflect a trademark
None.
requirements of the Guidelines.
building design.
16
Window glass in the Entrance Corridors should not be highly tinted or
None.
Details on window glass have not been provided with the
None.
highly reflective. Window glass in the Entrance Corridors should meet the
preliminary plan. Although clear, non -tinted, non -mirrored
following criteria: Visible light transmittance (VLT) shall not drop below
glass would support the pedestrian experience, the distance
40%. Visible light reflectance (VLR) shall not exceed 30%. Specifications
from the street suggests that the glass type will not have a
on the proposed window glass should be submitted with the application
significant impact on the EC.
forfinal review.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into the overall
Indicate if any new
The applicant has indicated that only the TJ Maxx space may
If any new mechanical
plan of development and shall, to the extent possible, be compatible with
accessory structures
require new mechanical equipment. Currently, portions of the
equipment is proposed,
the building designs used on the site.
or mechanical
equipment will be
existing mechanical equipment located near the fnade of the
proposed tenant space for TJ Maxx are visible from the EC.
show how it will be
screened from view from
18
The following should be located to eliminate visibility from the Entrance
Corridor street. If, after appropriate siting, these features will still have a
included in the
Any new equipment will need to be lower in height to
the EC.
negative visual impact on the Entrance Corridor street, screening should be
renovation. If so,
eliminate visibility from the EC.
provided to eliminate visibility. a. Loading areas, b. Service areas, c.
show how they will
Refuse areas, d. Storage areas, e. Mechanical equipment, f Above-
be screened from
ground utilities, and g. Chain link fence, barbed wire, razor wire, and
view from the EC.
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.
20
Surface runoff structures and detention ponds should be designed to fit into
None.
No new surface runoff structures or detention ponds are
None.
the natural topography to avoid the need for screening. When visible from
proposed.
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 architectural
Provide the standard
The standard mechanical equipment note has been provided
Provide the standard
plan: "Visibility of all mechanical equipment from the Entrance Corridor
mechanical
on the site plan. The note is not present on the architectural
mechanical equipment
shall be eliminated."
equipment note on
drawings.
note on the architectural
the site and
drawings.
architectural
drawings.
22-
Lighting
Provide a lighting
The applicant states that the intent of the architectural lighting
Provide a lighting plan for
29
plan for review.
Over -illumination of
would be "to increase the pedestrian experience, provide a
well -lit and inviting atmosphere, and subtly accent elements
review. Over -illumination
of the building is not
30-
Guidelines for the Use of Decorative Landscape Lighting
31
the building is not
of the architecture." Some lighting details (pathway fixtures
appropriate for the EC.
appropriate for the
and fixtures mounted to the building soffit) have been
EC.
provided on C2.1 of the site plan. The color renderings
suggest additional wall mounted lights. However, a lighting
plan will be necessary for review to ensure that the proposed
lighting meets the EC requirements.
Landscaping
7
The requirements of the Guidelines regarding landscaping are intended to
The owner is
The scope of work is limited to the fagade renovation. The
None.
reflect the landscaping characteristic of many of the area's significant
responsible for
applicant has indicated that site changes will be addressed in a
historic sites which is characterized by large shade trees and lawns.
ensuring that the site
later phase.
Landscaping should promote visual order within the Entrance Corridor
matches the approved
and help to integrate buildings into the existing environment of the
site plan. Missing
corridor.
landscaping must be
installed.
8
Continuity within the Entrance Corridor should be obtained by planting
different types of plant materials that share similar characteristics. Such
Alternatively, the
common elements allow for more flexibility in the design of structures
owner may submit a
because common landscape features will help to harmonize the
site plan amendment
appearance of development as seen from the street upon which the
that proposes
Corridor is centered.
alternate landscaping.
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% 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:
a. Large trees should be planted parallel to all interior roads. Such trees
should be at least 2% inches caliper (measured six inches above the
ground) and should be of a plant species common to the area. Such trees
should be located at least every 40 feet on center.
35
Landscaping of parking areas:
a. Large trees should align the perimeter of parking areas, located 40 feet
on center. Trees should be planted in the interior of parking areas at the
rate of one tree for every 10 parking spaces provided and should be
evenly distributed throughout the interior of the parking area.
b. Trees required by the preceding paragraph should measure 2% 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.
34
Landscaping along interior pedestrian ways:
None.
Other than the pedestrian walkway along the building
Identify the species
a. Medium trees should be planted parallel to all interior pedestrian ways.
frontage, there are no interior pedestrian ways in the existing
proposed for the green
Such trees should be at least 2% inches caliper (measured six inches
development. Along portions of that walkway, the plans show
screens on the site plan.
above the ground) and should be of a species common to the area. Such
the addition of planters and green screens along the
trees should be located at least every 25 feet on center.
elevations. The preliminary plan also shows potential
landscaped open spaces where the existing clocktower is
36
Landscaping of buildings and other structures:
Consider adding
a. Trees or other vegetation should be planted along the front of long
landscaping close to
located and near the JoAnn store, but landscaping in these
buildings as necessary to soften the appearance of exterior walls. The
the building to further
open spaces is not expected to be visible from the EC.
spacing, size, and type of such trees or vegetation should be determined
break up its length
by the length, height, and blankness of such walls.
and to improve the
The plant species proposed for the green screens along the
b. Shrubs should be used to integrate the site, buildings, and other
pedestrian
building elevations have not been identified.
structures; dumpsters, accessory buildings and structures; "drive thru"
experience.
windows; service areas; and signs. Shrubs should measure at least 24
inches in height.
The owner is
responsible for
37
Plantspecies:
a. Plant species required should be as approved by the Staff based upon
ensuring that the site
but not limited to the Generic Landscape Plan Recommended Species
matches the approved
List and Native Plants or Virginia Landscapes (Append"D .
site plan. Missing
landscaping must be
38
Plant health:
The following note should be added to the landscape plan: "All site
installed.
plantings of trees and shrubs shall be allowed to reach, and be maintained
Alternatively, the
at, mature height; the topping of trees is prohibited. Shrubs and trees
owner may submit a
shall be pruned minimally and only to support the overall health of the
site plan amendment
plant."
that proposes
alternate landscaping.
Site Development and layout
Development pattern
6
Site development should be sensitive to the existing natural landscape
None.
The existing site layout is to remain.
None.
and should contribute to the creation of an organized development plan.
This may be accomplished, to the extent practical, by preserving the trees
Portions of the building are not parallel to the EC and the
and rolling terrain typical of the area; planting new trees along streets and
building is set back from the frontage; however, no major site
pedestrian ways and choosing species that reflect native forest elements;
changes are proposed.
insuring that any grading will blend into the surrounding topography
thereby creating a continuous landscape; preserving, to the extent
An existing sidewalk runs along Rt. 29 and is to remain.
practical, existing significant river and stream valleys which may be
located on the site and integrating these features into the design of
Views are not expected to be negatively impacted.
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 and to other development within the corridor should be as
follows:
a. An organized pattern of roads, service lanes, bike paths, and pedestrian
walks should guide the layout of the site.
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 street.
c. Provisions should be made for connections to adjacent pedestrian and
vehicular circulation systems.
d. Open spaces should be tied into surrounding areas to provide
continuity within the Entrance Corridor.
e. If significant natural features exist on the site (including creek valleys,
steep slopes, significant trees or rock outcroppings), to the extent
practical, then such natural features should be reflected in the site layout.
If the provisions of Section 32.5.2.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 surrounding
None.
The existing site grading is not being altered.
None.
conditions by limiting the use of retaining walls and by shaping the terrain
through the use of 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 drip line of any
trees or other existing features designated for preservation in the final
Certificate of Appropriateness. Adequate tree protection fencing should be
shown on, and coordinated throughout, the grading, landscaping and
erosion and sediment control plans.
42
Areas designated for preservation in the final Certificate of
Appropriateness should be clearly delineated and protected on the site
prior to any grading activity on the site. This protection should remain in
lace 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
None.
The site is already developed. Drainage patterns are not
None.
patterns) should be incorporated into the finished site to the extent
changing.
possible.
SIGNS
Provide with the next
A Comprehensive Sign Plan has been submitted.
See comments on the
review a proposed
Comprehensive Sign Plan
Comprehensive Sign
below.
Plan for the renovated
building.
I
Create a consistent and unified design approach along the Entrance Corridors. The
This Comprehensive Sign Plan (CSP) proposes to achieve
See recommendations
placement, size, illumination and colors of signs can create unity along the corridor, or they can
consistency through limiting the number of colors and
below.
create a disjointed, visually competitive environment. Consistent and unified sign design allows
maintaining simplicity.
the businesses located along the Corridor to have equal standing in visibility. It also provides a
pattern of sign placement that makes the business locations and entrances more easily
recognizable to both vehicular and pedestrian traffic.
2
Establish simplicity and reserve as preferred characteristics for sign design in these areas.
This reflects the historic character of the area and enhances the aesthetic qualities of the Corridor.
To this end, the overall design of a sign will be evaluated concurrently with that of the building on
which it will be installed. The design of a building's walls, window locations, parapets and other
architectural features will influence the Board's evaluation of appropriate signage. Likewise, a
freestanding sign is evaluated in the context of the overall development in which it will be placed.
Because each site is composed of a variety of elements that work together to create a unique
character and appearance, ARB review of each sign proposal is guided by these sign guidelines
within the context of the specific site for which the proposal is made.
3
Encourage creative design. The County encourages imaginative and innovative signs consistent
with the purposes expressed above and in conformance with the regulations of the Albemarle
County Code.
2,4
Freestanding Signs
The freestanding sign shown in the Comprehensive Sign Plan
None.
8
is consistent with the existing ARB approved sign (ARB-
2018-127) for the site.
4,9
Wall Signs
4a
Placement: The design of a building's walls, window locations, parapets and other architectural
The proposed CSP identifies the areas on the buildings where
None.
features shall influence the Board's evaluation of appropriate signage. Wall signs can help
signs can be installed. As with the existing CSP, these areas
establish rhythm, scale and proportion across the fa ade of a building.
vary in size. Some resemble traditional sign bands with
heights that are relatively short compared to the length.
9a
Wall signs shall be integrated with the architecture of the building and the placement of such
signs should not obscure architectural features or details, including but not limited to cornices,
Others are simply sizeable wall areas in an entrance feature
windows, columns, pilasters and paneling.
established for major tenants. Many CSPs place an additional
limit on sign locations by specifically requiring a central
location within the sign band. This CSP does not propose that
specific limitation, at least one sign is shown in a non -central
location (Five Below), and at least one sign obscures
9d
The size of a wall sign shall be coordinated with the size of the architectural element on which it
is placed. The sign should not overcrowd the architectural element, the wall, or the sign area.
architectural details (Rack Room Shoes, an existing
Buildings and building elements should not be used as a billboard. For example, an appropriate
condition). This does not support a coordinated appearance
height for channel letters in a 30" high sign band is 18". This allows 6" of unoccupied space
throughout the shopping center. However, this level of
above and below the letters. Generally, 4" of clear space above, below, and to the sides of a
coordination may not be necessary due to the distance from
channel letter sign is considered a minimum, with larger clearances required for larger sign bands.
the street and the limited visibility of portions of the southern
The ARB will consider the degree of visibility, the distance from the Entrance Corridor, and the
wing of the shopping center. Eliminating the centering
IL
architectural design of the building and the sign area in its determination of appropriate sizes and
requirement could also allow for greater flexibility for
placement.
changing tenants.
The signs proposed for TJ Maxx and Sierra both fall under
the maximum square footage allowed by Zoning. They meet
guidelines requirements for clear space around the sign and
are similar in size to other existing approved signs in the
shopping center, though they generallyappear quite large
4d
Lettering and Typeface: Lettering should be in proportion to the sign and the building for visual
It is anticipated that most of the existing signs will be
None.
clarity and overall balance. Proportion of lettering includes font (size) and typeface (style). The
reinstalled. There is a great variety of typefaces already in use
use of three typefaces or fewer is more appropriate for signs in the Entrance Corridor. Additional
and given the distance from the street, this does not have a
typefaces may be approved only if they contribute to a balanced, legible, unified sign design.
negative visual impact.
4e
Color: Colors must be harmonious with each other. Colors must not clash with other elements on
The sign proposal specifies that individual letters may
Revise the CSP to include
the site, both when viewed in daylight and at night, whether the signs are externally or internally
incorporate only one color and proposes seven colors (blue,
the following detail
lit. Overly intense color, such as but not limited to dayglo or fluorescent colors, are prohibited.
white red, green, orange, black, and yellow) as appropriate
regarding graphic colors:
The use of three colors or fewer is more appropriate for signs in the Entrance Corridor. Black and
text colors. The colors are consistent with those proposed in
"no limit to graphic colors
white are counted as colors. Additional colors may be approved if they contribute to a balanced
the previously approved CSP and coordinate with each other
as long as the total is
and unified sign design.
and the overall site.
limited to three, plus black
Regarding the channel logos, no limit to colors has been
and white."
9c
For raceway -mounted channel letters, the raceway shall match the wall color.
proposed in the CSP. In some previously approved CSPs,
Note that all raceways will
graphics colors have been limited a total of three per graphic,
need to be painted or
plus black and white, when channel letter faces were
replaced so that the
consistent in color Given the distance from the street, a
raceway color matches the
similar allowance for graphics colors would be appropriate
color of the wall to which
here.
it is attached.
The renovation would result in a variety of wall colors and
the CSP appropriately states that the raceway color will match
the wall to which it is attached. The applicant should note that
all raceways will need to be painted or replaced to meet this
condition.
Regarding the proposed colors for the signs, the red (acrylic
#2973, Pantone 187C) proposed for TJ Maxx is one that has
been approved as appropriate for the EC. The orange (#3630-
74, Pantone 1375C) proposed for Sierra is slightly outside of
the standard range of recommended colors for the EC, but the
recommended range moves into shades of brown.
n
4f
Trademarks, corporate logos and graphics: The ARB may require that the color and scale of
With the exception of the proposed graphic for Sierra no
None.
standard templates for trademarks, service marks, corporate logos and graphics be modified.
trademarks, service marks, corporate logos, or graphics are
When used, trademarks, service marks, corporate logos and/or graphics should be incorporated as
shown in this sign proposal. The orange (#3630-74, Pantone
an integral part of the overall sign.
1375C) proposed for the Sierra graphic, like the typeface, is
slightly outside of the standard range of recommended colors
for the EC, but the recommended range moves into shades of
brown. Any future trademarks, service marks, corporate
logos, or graphics will be reviewed with individual sign
permit applications.
9b
Channel lettering (mounted on a raceway or individual letters) is preferred to cabinet signs
Channel letters and channel logos are proposed.
None.
because cabinet signs tend to appear less integrated with the building. Channel letters overlay the
wall material and allow the structure of the building to "read through" with less interruption. This
results in a more coordinated overall appearance.
5,9
Li htln
5
Lighting: The purpose of ARB review is to ensure that new development in the Entrance
The sign proposal limits the sign illumination to a single type
None.
Corridors is compatible with the historic architecture of the County and to promote orderly and
— internal face -lit.
attractive development. There is no historical precedent for internally illuminated signs. However,
the ARB recognizes the need to identify businesses to help the traveling public find their
destination and exit the highway safely.
5a
When illumination is required, the preferred solution is to externally illuminate the sign — in other
words, to shine a light on the sign. External illumination is preferred because it allows
consistency with the daytime image of the sign. External lighting appears to the viewer as
reflected light and allows the focus of the sign to be the original overall shape, color and complete
design of the sign. Internal lighting produces a fragmented, rather than unified, sign image at
night compared to external lighting and may project light that is distracting to the viewer.
Similarly, exposed light sources that form the body of a sign (such as, but not limited to, exposed
or bare neon) are not appropriate for the Entrance Corridors. They can produce glare and,
generally, do not achieve the subtle character and compatibility that is the goal for the Entrance
Corridors.
5b
Since external illumination does not fit every case, individual channel letters — a type of internally
illuminated sign that has less visual clutter impact on the Entrance Corridors — may also be
approved. Channel letters are generally the preferred type of internally illuminated wall sign
because they project the total sign and are identifiable with the daytime image of the sign. When
channel letters cannot be adequately accommodated, internally illuminated cabinet signs may be
considered. If cabinet signs are utilized, the backgrounds of such signs must be made opaque
zero light transmission).
5c
External illumination is also preferred for approved graphics/logos; internal illumination may be
considered for approval on a case -by -case basis. The Board will evaluate the specific design for
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size (adjusted in proportion to the accompanying lettering), balance, complexity, and distance
from and relationship to the Entrance Corridor. These factors will determine the extent of internal
illumination that can be approved.
5d
These solutions are intended to reduce glare, visual clutter and distraction along the streetscape, to
provide for coordinated appearances along the Entrance Corridors, to increase visual continuity,
to achieve a balance of business identification with order and continuity, and to limit negative
impacts along the Coun 's Entrance Corridors.
5e
External Illumination: Lighting should be shielded and not create glare. Lighting should be aimed
so as not to project illumination beyond the sign. All external light sources shall be white.
5f
Internal Illumination: Any internal illumination is considered to contribute to visual clutter and
will be limited.
5g
All Illumination shall be non -blinking.
There is no blinking illumination proposed.
None.
5h
Exposed Light Sources: An exposed light source that forms the body of a sign, such as but not
There are no exposed light sources proposed.
None.
limited to signs formed of exposed neon, as opposed to a light shining on a sign, shall not be used
in the Entrance Corridors.
ii. External illumination: Lighting directed toward a sign should be designed and shielded so that
The sign proposal limits the sign illumination to a single type
None.
it illuminates the face of the sign and does not shine beyond the edge of the sign.
(face -lit) channel letters, which typically do not allow light to
spill from the top, bottom, sides or back.
W. Internal illumination: Channel letters with translucent faces shall be constructed such that no
light spills outward from the top, bottom, sides or back. Faces and returns of channel letters shall
be opaque when back -lit (halo -lit).
iv. Cabinet signs shall have a non -illuminated background, or an opaque (zero light transmission)
background. Cabinet signs shall be constructed such that no light spills outward from the top,
bottom, sides or back. If outlines of letters are proposed, the width of the outline must be in
proportion to the width of the letter. An outline width of 1/8" has been found to be an appropriate
dimension for signs in the Entrance Corridors.
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Wall Signs for Multiple Business Centers
10a
A complete sign package shall be provided as part of the submittal materials for the review of any
The proposed sign plan does not require signs to be centered
None.
new multiple business center. The proposal should address how compatibility among signs will be
within sign bands or aligned with neighboring signs. This
achieved, and how new signs will be coordinated with the architecture of the building(s); the first
could contribute to an un-unified appearance. Due to the
approved sign installed in a multiple business center will establish the standard for all future signs
distance from the EC street, this is not anticipated to have a
for that center. The future review of proposals for new signs in existing multiple business centers
negative visual impact on the EC.
will take into consideration the character and appearance of the existing building(s) and with
existing si s .
10b
Multiple business centers shall use a single sign a for all wall signs.
10c
Com atibili among signs must be maintained through color or font and typeface selection.
10d
Signs must be placed on the building in a manner that establishes a unified appearance.
9e,
i. External illumination is preferred for signs in multiple business centers.
The sign proposal limits the sign illumination to a single type
None.
10e
— internal face -lit.
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ii. Lighting should be aimed so as not to project illumination beyond the sign.
iii. Channel letters with translucent faces shall be constructed such that no light spills outward
from the top, bottom, sides or back. Faces and returns of channel letters shall be opaque when
back -lit (halo -lit).
iv. Cabinet signs shall have a non - illuminated background, or an opaque (zero light
transmission) background. Cabinet signs shall be constructed such that no light spills outward
from the top, bottom, sides or back. If outlines of letters are proposed, the width of the outline
must be in proportion to the width of the letter. An outline width of 1/8" has been found to be an
appropriate dimension for signs in the Entrance Corridors.
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SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The building forms including the large wall area at the major tenant spaces.
2. The building materials and colors shown in the preliminary plans.
3. The CSP and the proposed sign locations.
4. The sizes of the TJ Maxx and Sierra signs.
5. The shade of orange in the Sierra sign.
Staff offers the following recommendations on the proposal:
Regarding the site plan and architectural design for TJ Maxx and Sierra.
Staff recommends approval with the following conditions:
1. Provide samples for all materials and colors that confirm the use of warn tones.
2. If any new mechanical equipment is proposed, show how it will be screened from view from the EC.
3. Provide the standard mechanical equipment note on the architectural drawings.
4. Provide alighting plan for review. Over -illumination of the building is not appropriate for the EC.
5. Identify the species proposed for the green screens on the site plan.
Regarding the site plan and the overall architectural design.
Staff recommends approval with the following conditions:
1. Provide samples for all materials and colors that confirm the use of warn tones.
2. If any new mechanical equipment is proposed, show how it will be screened from view from the EC.
3. Provide the standard mechanical equipment note on the architectural drawings.
4. Provide a lighting plan for review. Over -illumination of the building is not appropriate for the EC.
5. Identify the species proposed for the green screens on the site plan.
6. If the architectural designs proposed for TJ Maxx and Sierra receive approval prior to the design of the overall shopping center
coordinate the overall design with TJ Maxx and Sierra.
Regarding the CSP and the signs for TJ Maxx and Sierra.
Staff recommends approval of the CSP with the following condition:
1. Revise the CSP to include the following detail regarding graphic colors: "no limit to graphic colors as long as the total is limited to three, plus black and white."
2. All raceways must be painted or replaced so that the raceway color matches the color of the wall to which it is attached.
Staff recommends approval of the signs for TJ Maxx and Sierra as proposed.
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TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
Architectural Drawin s
1
Cover Page
12/21/2020
2
Site Plan/Narrative
3
Existing Site Conditions/Project Narrative
4
Re ones to County Comments
5
Overall Proposal
6
South Elevation — Phase l or current project)
7
South Elevation — Phase 2
8
New — South Elevation Perspective
9
New — South Elevation Perspective
10
Southwest Elevation
11
Existing South Elevation Perspective / New — South Elevation Perspective
12
West Elevation
13
Existing South Elevation Perspective / New — South Elevation Perspective
14
Material Palette / Preliminary Studies for Exterior Pedestrian Space
Site Plan
C0.0
Title Sheet
12/21/2020
C0.1
General Notes
C0.2
General Notes
C0.3
Existing Conditions and Key Ma
C1.0
DemolitionPlan — South
C1.1
DemolitionPlan — Southwest
C1.2
DemolitionPlan — North
C2.0
Site Plan— South
C2.1
Site Plan— Southwest
C2.2
Site Plan —North
lE
X0.0
Survey
X0.1
Survey
X0.2
Survey
X0.3
Survey
X0.4
Survey
Rio Hill Comprehensive Sign Plan
1
Cover Sheet
12/22/2020
2
General Notes / Scope of Plan / Overall Site Plan
3
Rio Hill Shopping Center Wall Signs
4
Rio Hill Shopping Center — Multi -tenant Monument Sign
5
Rio Hill Shopping Center — Under Canopy Sign
6
New South Elevation
7
New Southwest Elevation
8
1 New West Elevation
TJ Maxx Sign Proposal
1
Cover Sheet
12/18/2020
2
Wall Sign Proposal
Sierra Sign Proposal
1
Cover Sheet
12/18/2020
2
Wall Sign Proposal
ATTACHMENTS
Attach A ARB2020-135 Rio Hill Preliminary Plan
Attach B ARB2020-135 Rio Hill Minor Site Plan Amendment
Attach C ARB2020-135 Rio Hill Comprehensive Sign Plan
Attach D ARB2020-135 Rio Hill TJ Maxx Sign Renderings
Attach E ARB2020-135 Rio Hill Sierra Sign Renderings
Attach F ARB2020-135 Rio Hill Redevelopment Comparisons Existing Conceptual, and Preliminary (Staff created Document)
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