HomeMy WebLinkAboutARB202100049 Staff Report 2021-06-02ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2021-49: Umansky Subaru Building Renovation
Review Type
Preliminary Review of a Site Plan and Architecture
Parcel Identification
04500-00-00-068134
Location
On the west side of Routh 29 North, at the intersection of Hilton Heights Road and Route 29.
Zoned
Highway Commercial (HC), Entrance Corridor (EC)
Owner/Applicant
Umansky Properties TOC LLC/Design Develop LLC (Kevin Schafer)
Magisterial District
Rio
The applicant proposes to renovate the Umansky Subaru showroom building by applying ACM (aluminum composite material) panels on portions of the Rt. 29 elevation
Proposal
and the majority of the Hilton Heights Road elevation, by painting the existing brick and EIFS gray, by adding elements to the south and east elevations including towers
and canopy. The renovation proposal also includes additions to the rear (west) elevation.
The Umansky Subaru site is located in the heavily developed Rt. 29 commercial corridor. The Subaru building is located just south of the Umansky Auto Park (previously
Context
Brown) building. A Walmart is located directly to the south across Hilton Heights Rd. Just beyond the Walmart is the Price Chevrolet auto dealership, including the
Hyundai showroom, which received ARB approval in 2011. To the west is Sam's Club, and a Doubletree hotel is located to the north. A variety of commercial buildings
stand on the opposite side of Rt. 29.
Visibility
The south elevation is readily visible from the intersection of Rt. 29 and Hilton Heights Rd. Although there is established landscaping along the Rt. 29 EC that will screen
portions of the updated elevations from view, increased visibility is expected during the fall and winter seasons when there is less foliage on the trees.
ARB Meeting Date
June 7, 2021
Staff Contact
Khris Taggart
PROJECT HISTORY
Two Special Use Permits were approved for this site in 2003. SP-2002-64 was approved for outdoor display of vehicles and SP-2002-65 was approved for structured parking. A condition of SP2002-65 is:
"The design of the Phase II building shall be compatible with the Phase I building, as determined by the ARB." The Phase 1 building is the larger, northern building originally called the Brown Auto Park
building, with the structured parking. The showroom for Subaru, the smaller, southern building, was completed as Phase 2 of the development. To maintain compliance with the conditions of the approved
Special Use Permits, the proposed design for the renovation of the Subaru building must be compatible with the Phase 1 building.
ARB-2003-116 received a Certificate of Appropriateness on December 18, 2003 and approved the original design of the Brown Auto Park building (the Phase 1 building at the north).
ARB-2005-71 received a Certificate of Appropriateness on December 20, 2005 and approved the original design of the Brown Subaru building (the Phase 2 building at the south).
• In 2013, ARB-2013-139 was received as a proposal to renovate the Subaru building. the proposal included the removal of the stone entrance surround, addition of a slate icon tower, and addition of ACM
panels over the stucco fascia at the south end of the building. The ARB did not approve this proposal. A Certificate of Appropriateness was issued for a revised design on November 19, 2013, allowing only
the replacement of the fieldstone at the entry portal with slate veneer, and a narrow ACM panel and metal cap molding added at the top of the portal.
• Several sign applications have been approved for this development since 2005.
ANALYSIS
REF
GUIDELINE
ISSUE
RECOMMENDATION
GENERAL GUIDELINES
Purpose, Compatibility with the character of the Entrance Corridor, Compatibility
with significant historic sites
1
The goal of the regulation of the design of development within the designated Entrance
This portion of the Rt. 29 Entrance Corridor includes a mixture of
The proposed design for the Phase II
Corridors is to ensure that new development within the corridors reflects the traditional
small -and large-scale commercial buildings of varying styles and
building is not compatible with the
architecture of the area. Therefore, it is the purpose of ARB review and of these
forms. The existing Subaru building and the Phase I building to the
Phase I building. Revise the proposal
Guidelines, that proposed development within the designated Entrance Corridors
north, much like the immediate surrounding area, achieve a level of
to provide a design that maintains a
reflect elements of design characteristic of the significant historical landmarks,
compatibility through the use of brick as the primary material. The
connection to the historic architecture
buildings, and structures of the Charlottesville and Albemarle area, and to promote
Subaru renovation proposal would add a slate icon tower to the east
of the area and compatibility with the
orderly and attractive development within these corridors. Applicants should note that
elevation, remove the existing slate entrance element on the south
Phase I building. Options include, but
replication of historic structures is neither required nor desired.
elevation and add a new slate icon tower a short distance to the
west, cover substantial portions of the existing brick and EIFS with
are not limited to, reducing the
size/scale of the pick-up canopy
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
ACM panels, paint the red brick and EIFS that are to remain gray,
structure, reducing the amount of ACM
accomplish the integration of buildings, land, and vegetation characteristic of these
and maintain the blue stripe at the top of the walls.
panel used in the design, maintaining
sites, the Guidelines require attention to four primary factors: compatibility with
the red brick, using earth -tone colors.
significant historic sites in the area; the character of the Entrance Corridor; site
The forms (tower elements, canopy structure, and windows)
development and layout; and landscaping.
introduced in the design help break up the length of the EC -facing
elevation. However, the size, position and general character of the
3
New structures and substantial additions to existing structures should respect the
traditions of the architecture of historically significant buildings in the Charlottesville
pick-up canopy result in a monumental element meant to highlight
and Albemarle area. Photographs of historic buildings in the area, as well as drawings
sold vehicles. A reduced footprint and alternate materials might
of architectural features, which provide important examples of this tradition are
reduce visual impacts. The existing south tower, which is an
contained in Appendix A.
"entrance element", is one way the building is visually connected to
the north building. The removal and replacement of this element
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
with an "icon tower" transitions the building to more of a trademark
impose a rigid design solution for new development. Replication of the design of the
design, which is not supported by the design guidelines and was not
important historic sites in the area is neither intended nor desired. The Guideline's
supported in the 2013 proposal. The painting of the brick, the
standard of compatibility can be met through building scale, materials, and forms
substantial use of ACM panels, and the slate icon towers are design
which may be embodied in architecture which is contemporary as well as traditional.
elements that eliminate the compatibility of the Subaru (Phase II)
The Guidelines allow individuality in design to accommodate varying tastes as well as
building with the Phase I building that is required by SP2002-65.
special functional requirements.
These features also remove the connection the Phase 2 design has to
the historic architecture of the County and move the building firmly
5
It is also an important objective of the Guidelines to establish a pattern of com atible
architectural characteristics throughout the Entrance Corridor in order to achieve unity
into the realm of trademark design.
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.
10
Buildings should relate to their site and the surrounding context of buildings.
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.
15
Trademark buildings and related features should be modified to meet the requirements
Overall, the proposal displays a strong connection to Subaru's
of the Guidelines.
national branding scheme as displayed in the use of gray ACM
panels, slate veneer icon towers, and the blue color stripe capping
the elevations. As such, the design is about emphasizing corporate
identity/trademarking, not compatibility in the EC and with the
Auto Park Phase I building to the north.
Structure design
11
The overall design of buildings should have human scale. Scale should be integral to
The addition of the tower element and windows along the east
See recommendation #1
the building and site design.
elevation help to enhance human scale but adding a tower element
covered in slate emphasizes the trademark appearance of the
building. While the addition of the vehicle pick-up canopy structure
helps to break up the length of the building, its size, position and
eneral character result in a monumental appearance.
13
Any appearance of "blankness" resulting from building design should be relieved using
The tower element, canopy structure, and additional windows
None.
design detail or vegetation, or both.
shown along the east elevation, as well as the existing landscaping
along the building, help to relieve the blankness that exists in the
current building design.
14
Arcades, colonnades, or other architectural connecting devices should be used to unify
No connecting devices are proposed in this proposal.
None.
groups of buildings within a development.
16
Window glass in the Entrance Corridors should not be highly tinted or highly reflective.
The standard window glass note is not on the plans.
Revise the plans to include the
Window glass in the Entrance Corridors should meet the following criteria: Visible
standard window glass note.
light transmittance (VLT) shall not drop below 40%. Visible light reflectance (VLR)
shall not exceed 30016. Specifications on the proposed window glass should be
submitted with the a lication or nal review.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into the overall plan of
There are no separate accessory structures proposed, but canopy
None.
development and shall, to the extent possible, be compatible with the building designs
structures are shown at the south end of the east elevation and along
used on the site.
the west elevation. Changes along the west elevation are not
ex ected to have a visual impact on the EC.
18
The following should be located to eliminate visibility from the Entrance Corridor street.
The existing roof -mounted mechanical equipment is screened by a
Indicate if any roof or ground -mounted
If, after appropriate siting, these features will still have a negative visual impact on the
parapet wall, and the renovation will not alter this condition. No
equipment is proposed with the
Entrance Corridor street, screening should be provided to eliminate visibility. a. Loading
new mechanical equipment is shown on the plans.
renovations to the building. If new
areas, b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical equipment,
equipment is proposed, show locations
f. Above -ground utilities, and g. Chain link fence, barbed wire, razor wire, and similar
and show how that equipment will be
security fencing devices.
screened from the EC.
19
Screening devices should be compatible with the design of the buildings and
No screening devices are proposed.
None.
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 the natural
No new stormwater facilities are proposed.
None.
topography to avoid the need for screening. When visible from the Entrance Corridor
street, these features must be frilly 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 plan: "Visibility
The note is present on the plans.
None.
of all mechanical equipment from the Entrance Corridor shall be eliminated."
22-31
Liahfrna
There is no new lighting shown for this site.
Indicate if any site or building -
mounted lighting is proposed with the
renovations to the building. If new
lighting is proposed, provide complete
details.
Landscaping
The landscape plan proposes a few changes to existing landscaping,
Revise the landscape plan to show all
and shows some, but not all, of the previously approved
previously approved landscaping, and
landscaping.
further clarify the proposal to identify
plants to remain, plants to be removed,
and plants to be added.
7
The requirements of the Guidelines regarding landscaping are intended to reflect the
Established frontage landscaping is existing and is to remain in this
None.
landscaping characteristic of many of the area's significant historic sites which is
renovation proposal.
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.
8
Continuity within the Entrance Corridor should be obtained by planting different types
of plant materials that share similar characteristics. Such common elements allow for
more flexibility in the design of structures because common landscape features will
help to harmonize the appearance of development as seen from the street upon which
the Corridor is centered.
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:
It appears that some of the approved landscaping along Hilton
Revise the landscape plan to provide
a. Large trees should be planted parallel to all interior roads. Such trees should be at
Heights Road is missing. The approved landscaping successfully
show the correct quantity of shade
least 2'/z inches caliper (measured six inches above the ground) and should be of a plant
mitigated the parking and integrated the development into the
trees along the parking area adjacent to
species common to the area. Such trees should be located at least every 40 feet on
Entrance Corridor. Maintaining the approved landscaping is
Hilton Heights Rd.
center.
important to maintaining orderly, harmonious and attractive
development along the corridor.
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:
Other than the existing walkways along the east and south ends of
None.
a. Medium trees should be planted parallel to all interior pedestrian ways. Such trees
the building, no interior pedestrian ways are proposed.
should be at least 2% inches 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.
36
Landscaping of buildings and other structures:
The plan does not show all of the approved landscaping along the
Revise the landscape plan to show all
a. Trees or other vegetation should be planted along the front of long buildings as
eastern end of the building. The approved landscaping successfully
approved landscaping along the eastern
necessary to soften the appearance of exterior walls. The spacing, size, and type of such
softens the appearance of the long extent of the exterior walls.
end of the building.
trees or vegetation should be determined by the length,height, and blankness of such
Maintaining the approved landscaping is important in mitigating the
walls.
long building elevations. Shrubs are proposed along the base of the
b. Shrubs should be used to integrate the site, buildings, and other structures;
canopy that is being added near the southeast comer of the building
dumpsters, accessory buildings and structures; "drive thin" windows; service areas; and
to screen the low retaining wall there.
signs. Shrubs should measure at least 24 inches in height.
37
Plant species:
No plant species have been provided on the landscape plan.
Revise the landscape plan to include
a. Plant species required should be as approved by the Staff based upon but not limited
plant species.
to the Generic Landscape Plan Recommended Species List and Native Plants for
Virginia Landscapes (Appendix D .
38
Plant health:
The standard plant health note is on the plans.
None.
The following note should be added to the 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."
Site Development and layout
Development paftern
39
The relationship of buildings and other structures to the Entrance Corridor street and to
No changes are being made to the existing access to the site. The
None.
other development within the corridor should be as follows:
existing building is to remain parallel to the EC and the alterations
a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks should
to the existing on -site circulation patterns remain organized.
guide the layout of the site.
b. In general, buildings fronting the Entrance Corridor street should be parallel to the
The site has been previously developed. Some existing interior
street. Building groupings should be arranged to parallel the Entrance Corridor street.
landscaping is proposed to be removed and replaced to
c. Provisions should be made for connections to adjacent pedestrian and vehicular
accommodate the changes to the site. Views around the site are not
circulation systems.
expected to be negatively impacted.
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
6
Site development should be sensitive to the existing natural landscape and should
The site has been previously developed. Grading and retaining
None.
contribute to the creation of an organized development plan. This may be
walls are proposed to establish the vehicle pick-up canopy.
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.
40
Site grading should maintain the basic relationship of the site to surrounding 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
No grading appears to be proposed within the drip line of any
None.
existing features designated for preservation in the final Certificate of Appropriateness.
existing trees or other existing features.
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 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 be
The site has been previously graded. Drainage patterns are not
None.
incorporated into the finished site to the extent possible.
changing.
Signs
Signage is reviewed and approved by separate submission.
Sign applications are required for all
However, the following preliminary comments are provided.
proposed signs.
The ARB may require that the color and scale of standard templates
for trademarks, service marks, corporate logos and graphics be
modified.
If internally illuminated, the backgrounds of the Subaru "Star
Cluster" logos must be opaque.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The compatibility of the Subaru building with the Phase I building.
2. The design of the Subaru renovation: the addition of trademark elements, the design and scale of the pick-up canopy.
Staff offers the following recommendations on the proposal:
1. The proposed design for the Phase II building is not compatible with the Phase I building. Revise the proposal to provide a design that maintains a connection to the historic architecture of the area and
compatibility with the Phase I building. Options include, but are not limited to, reducing the size/scale of the pick-up canopy structure, reducing the amount of ACM panel used in the design, maintaining
the red brick, using earth -tone colors.
2. Revise the plans to include the standard window glass note: Visible light transmittance (VLT) shall not drop below 40%. Visible light reflectance (VLR) shall not exceed 30%.
3. Indicate if any roof or ground -mounted equipment is proposed with the renovations to the building. If new equipment is proposed, show locations and show how that equipment will be screened from the
EC.
4. Indicate if any site or building -mounted lighting is proposed with the renovations to the building. If new lighting is proposed, provide complete details.
5. Revise the landscape plan to show all previously approved landscaping, and further clarify the proposal to identify plants to remain, plants to be removed, and plants to be added.
6. Revise the landscape plan to provide show the correct quantity of shade trees along the parking area adjacent to Hilton Heights Rd.
7. Revise the landscape plan to show all approved landscaping along the eastern end of the building.
8. Revise the landscape plan to include plant species.
9. Sign applications are required for all proposed signs.
ATTACHMENTS
• Attach. 1: ARB2021-49: Umanskv Subaru Buildin¢ Renovation Site Plan
• Attach. 2: ARB2021-49: Umanskv Subaru Building Renovation Architectural Drawings
c ou6
SEM/NOLE TRAIL NS. ROUTE 29 SOUThBOUND LANES!
Figure 1: SDP2003-67 Approved Landscape Plan (Phase I)
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Figure 2: SDP2005-45 Approved Landscape Plan (Phase 11)
10
TABLE A
This report is based on the following submittal items:
Sheet #
Drawin Name
Drawing Date/Revision Date
-
Umansky Subaru Building Renovation Site Plan
-
L100
Cover Sheet
04/26/21
1,101
Notes
L102
Existing Overall Site Plan
L103
Existing Conditions
L104
Layout Plan
L105
Grading & Utility Plan
L106
Landscape Plan
L107
Site Details
Umansky Subaru Building Renovation Architectural Drawings
-
1
Cover
04/25/21
3
Table of Contents
5
Project Description
6
Vicinity Ma
7
Context Photos
8
Entrance Corridor Automobile Dealerships
9
Existing Conditions
10
Visibility from Entrance Corridors
11
Views from Entrance Corridors
12
Metal Panels on Entrance Corridors
13
Nationwide Subaru Design
14
Existing vs. Proposed Elevations South
15
Existing vs. Proposed Elevations East
16
Existing vs. Proposed Elevations West
17
Eastern Rt.29 Elevation
18
Southern Hilton Heights) Elevation
19
Approach: Seminole Trail Rt. 29
n
20
Approach: Seminole Trail Rt. 29
04/25/21
21
View from Hilton Heights Road
22
View from Rt. 29 Entrance Corridor
23
Interior Drive Aisle Perspective
24
Interior Drive Aisle Perspective
25
Interior Drive Aisle Perspective
26
Interior Drive Aisle Perspective
27
Interior Drive Aisle Perspective
28
Exterior Finishes
29
Exterior Finishes
12