HomeMy WebLinkAboutARB202100077 Staff Report 2021-08-09ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2021-77 Take 5 Initial Site Plan
Review Type
Initial Site Plan and Preliminary Review of Architecture
Parcel Identification
07800-00-00-005BO
Location
On the north side of Route 250 at the intersection of Pantops Corner Way and Route 250
Zoned
Highway Commercial (HQ, Entrance Corridor (EC)
Owner/Applicant
Pantops Comer LC C/O Henry Liscio Company / A. B. Cox Company LLC, Design Develop LLC (Kevin Schafer)
Magisterial District
Rivanna
Proposal
To construct a 1,465 sq. ft. building to accommodate a Take 5 vehicle service facility in addition to associated site improvements on approximately .72 acres.
Context
The subject property has been cleared as part of the overall redevelopment associated with Pantops Corner and now sits vacant. Commercial uses characterize the area: a
Wawa convenience store with a fueling station and the former Malloy Ford dealership lie to the immediate east; Storage Sense Self Storage is directly adjacent to the
north; Holiday Inn Express and Suites to the northeast; an O'Reilly Auto Parts (formerly a Goodwill Store) and Flow Mazda are to the immediate west; BMW Flow
Volkswagen to the southeast, and the Virginia National Bank office building to the southwest.
Visibility
The proposed development will have maximum visibility from the Route 250 Entrance Corridor.
ARB Meeting Date
August 16, 2021
Staff Contact
Khris Taggart
PROJECT HISTORY
The ARB reviewed a rezoning for the overall Pantops Corner development in 2013 and since 2018 has approved applications for the nearby Holiday Inn Express and Suites, Storage Sense, and Wawa.
Figure 1: Pictometry Image showing project area along the Rt. 250 Entrance Corridor.
ANALYSIS
Gray highlight = means the guideline can't be reviewed at initial site plan stage, but recommendations can be provided for final
Yellow highlight = means the guideline can only be reviewed for location/configuration at the initial plan stage
Regular text = means the guideline can be reviewed at initial plan stage, can be made a condition of initial plan approval, and can be the basis for denial
REF
I GUIDELINE
ISSUE
RECOMMENDATION
GENERAL GUIDELINES
Purpose; Compatibility with significant historic sites;
Compatibility with the character of the Entrance Corridor;
Structure Design
I
The goal of the regulation of the design of development
This portion of the Rt. 250 Entrance Corridor includes a mixture of small- and large-scale commercial
Provide samples for all
within the designated Entrance Corridors is to ensure that
and service buildings of varying styles, forms, and materials. The proposed building's connection to the
materials and colors.
new development within the corridors reflects the traditional
historic architecture of the County is demonstrated in its simple form, tower element, and the use of
architecture of the area. Therefore, it is the purpose of ARB
brick as a building material. The tower element, garage bay doors, brick along the base, and the metal
Revise the mix of wall
review and of these Guidelines, that proposed development
band near the top of the building help to break up the mass of building and present an appropriate
materials to make brick the
within the designated Entrance Corridors reflect elements of
appearance to the street. The tower adds an element of hierarchy to the design, though it does not
primary building material.
design characteristic of the significant historical landmarks,
contain the primary building entrance as might be expected. With the vehicle -centric nature of the use,
buildings, and structures of the Charlottesville and
the overhead door is acceptable. Proposed building materials include brick in Carbon Black. Brick in
Albemarle area, and to promote orderly and attractive
shades of gray and black has gained popularity in recent years. It is not typical of historic buildings in
development within these corridors. Applicants should note
the County, but some gray brick was approved for the hotel in this development. EIFS makes up the
that replication of historic structures is neither required nor
majority of the material used in the building design. This is not reflective of traditional architecture of
desired.
the area. Revising the mix to make brick the primary material and EIFS a secondary, minor material for
detailing would be more appropriate.
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
accomplish the integration of buildings, land, and vegetation
characteristic of these sites, the Guidelines require attention
to four primary factors: compatibility with significant
historic sites in the area; the character of the Entrance
Corridor; site development and layout; and landscaping.
3
New structures and substantial additions to existing
structures should respect the traditions of the architecture of
historically significant buildings in the Charlottesville and
Albemarle area. Photographs of historic buildings in the area,
as well as drawings of architectural features, which provide
important examples of this tradition are contained in
Appendix A.
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
design of the important historic sites in the area is neither
intended nor desired. The Guideline's standard of
compatibility can be met through building scale, materials,
and forms which may be embodied in architecture which is
contemporary as well as traditional. The Guidelines allow
individuality in design to accommodate varying tastes as
well asspecial 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.
13
Any appearance of "blankness" resulting from building
The building design is a simple form that does not feature any elevations that have any blankness.
None.
design should be relieved using design detail or vegetation,
or both.
10
Buildings should relate to their site and the surrounding
The building has a simple form like many of the buildings in the surrounding area. As viewed from the
None.
context of buildings.
EC, the garage bay openings and the divided lights of the overhead doors, the brick base that wraps the
bottom of the elevation, the metal band above the doors, and the scoring of the EIFS create a sense of
11
The overall design of buildings should have human scale.
Scale should be integral to the building and site design.
human scale.
12
Architecture proposed within the Entrance Corridor should
use forms, shapes, scale, and materials to create a cohesive
whole.
14
Arcades, colonnades, or other architectural connecting
A single building is proposed, so a connecting device is not necessary.
None.
devices should be used to unify groups of buildings within a
development.
15
Trademark buildings and related features should be modified
The building does not appear to be a trademark design.
None.
to meet the requirements of the Guidelines.
16
Window glass in the Entrance Corridors should not be highly
The line drawings include an outdated window glass note.
Revise the architectural
tinted or highly reflective. Window glass in the Entrance
drawings to include the
Corridors should meet the following criteria: Visible light
standard window glass note.
transmittance (VLT) shall not drop below 40%. Visible light
reflectance (VLF shall not exceed 30%. Specifications on
the proposed window glass should be submitted with the
application forfinal review.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into
A dumpster enclosure and pad are proposed near the northwest corner of the site. In this location the
Revise the site plan to provide
the overall plan of development and shall, to the extent
dumpster enclosure will have limited visibility from the Entrance Corridor. No details have been
a dumpster enclosure detail. A
possible, be compatible with the building designs used on the
provided on the enclosure's appearance. An enclosure matching the materials approved for the main
material that coordinates with
site.
building would provide a coordinated appearance.
that approved for the main
building would be appropriate.
18
The following should be located to eliminate visibility from the
Entrance Corridor street. If, after appropriate siting, these
The location(s) of mechanical equipment is not labeled on the plan, but a note on the architectural
features will still have a negative visual impact on the Entrance
drawings indicates that mechanical equipment will be screened from the EC by the building.
Show the location of
Corridor street, screening should be provided to eliminate
mechanical equipment
visibility. a. Loading areas, b. Service areas, c. Refuse areas,
(building and ground
d. Storage areas, e. Mechanical equipment,
mounted) on the site and
f. Above -ground utilities, and g. Chain link fence, barbed
architectural plans and show
wire, razor wire, and similar security fencing devices,
how it will be screened from
the EC.
19
Screening devices should be compatible with the design of
the buildings and surrounding natural vegetation and may
consist of. a. Walls, b. Plantings, and c. Fencing.
21
The following note should be added to the site plan and the
The standard mechanical equipment note is present on the site plan and the architectural drawings.
None.
architectural plan: "Visibility of all mechanical equipment
from the Entrance Corridor shall be eliminated."
22-
Lighting
A lighting plan has not been provided with this submittal.
Provide a complete lighting
31
plan with the final site plan.
Landscaping
7
The requirements of the Guidelines regarding landscaping
The landscape plan shows three American Elm trees with interspersed ornamentals along the EC
Revise the plan to provide
are intended to reflect the landscaping characteristic of many
frontage of the site; however, the plantings are shown at 2.5" caliper - not the required 3.5" caliper for
trees at 3.5" caliper at the time
of the area's significant historic sites which is characterized
frontage trees. Two rows of shrubs are shown between the previously mentioned landscaping and the
of planting along the Rt. 250
by large shade trees and lawns. Landscaping should promote
pedestrian way along Rt. 250; however, one of the rows of shrubs are shown off -site.
frontage.
visual order within the Entrance Corridor and help to
integrate buildings into the existing environment of the
Revise the landscape plan to
corridor.
shift the row of shrubs along
the frontage so that it is within
the parcel boundaries.
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:
Along Pantops Corner Way and the eastern perimeter of the site there are 5large trees (3 American
None.
a. Large trees should be planted parallel to all interior roads.
Elms, 2 Thornless Honeylocust) that are existing and are to remain.
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:
The existing interior road trees double as perimeter parking trees. There are 11 parking spaces proposed
None.
a. Large trees should align the perimeter of parking areas,
for the site. This requires one interior tree; this requirement has been satisfied with 2 interior trees.
located 40 feet on center. Trees should be planted in the
Shrubs are shown along the north and east sides of the 6-space parking row along Pantops Comer Way.
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:
There are no interior pedestrian ways beyond a 5' sidewalk along the eastern side of the building.
None.
a. Medium trees should be planted parallel to all interior
pedestrian ways. Such trees 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:
There are no long elevations associated with the proposed building that would require softening.
None.
a. Trees or other vegetation should be planted along the front
of long buildings as necessary to soften the appearance of
exterior walls. The spacing, size, and type of such trees or
vegetation should be determined by the length, height, and
blankness of such walls.
b. Shrubs should be used to integrate the site, buildings, and
other structures; dumpsters, accessory buildings and
structures; "drive thru" windows; service areas; and signs.
Shrubs should measure at least 24 inches in height.
37
Plant species: a. Plant species required should be as approved
The proposed plants are on the recommended species lists.
None.
by the Staff based upon but not limited to the Generic
Landscape Plan Recommended Species List and Native
Plants for Virginia Landscapes (Appendix D).
38
Plant health: The following note should be added to the
The note is present on the landscape plan.
None.
landscape plan: "All site plantings of trees and shrubs shall be
allowed to reach, and be maintained at, mature height; the
topping of trees is prohibited. Shrubs and trees shall be
pruned minimally and only to support the overall health of
the plant."
Development pattern, Site Development and layout
6
Site development should be sensitive to the existing natural
The site has been previously cleared as part of the redevelopment of the overall site. The existing
None.
landscape and should contribute to the creation of an
frontage and interior road/pedestrian way landscaping that is associated with the redevelopment of the
organized development plan. This may be accomplished, to
site is to remain.
the extent practical, by preserving the trees and rolling
terrain typical of the area; planting new trees along streets
The site is accessed from Pantops Comer Way. The travelway and parking area have an organized
and pedestrian ways and choosing species that reflect native
pattern. The proposed commercial building is situated parallel to the EC. However, the front of the
forest elements; insuring that any grading will blend into the
building is not aligned with the O'Reilly to west or the Wawa fuel pump canopy to the east and there is
surrounding topography thereby creating a continuous
a considerable amount of paved area between the building and the EC. There are existing sidewalks
landscape; preserving, to the extent practical, existing
along Rt. 250 and Pantops Comer Way. A vehicular connection to the parcel to the west is existing as
significant river and stream valleys which may be located on
part of the development of the overall site.
the site and integrating these features into the design of
surrounding development; and limiting the building mass and
The site has been previously developed. Existing frontage and interior road/pedestrian way landscaping
height to a scale that does not overpower the natural settings
is to remain.
of the site, or the Entrance Corridor.
Views around the site are not expected to be negatively impacted.
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
The site has been previously graded as part of the redevelopment of the overall site. Minimal grading is
None.
surrounding conditions by limiting the use of retaining walls
proposed with the development of this site.
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 place until completion of the
development of the site.
43
Preservation areas should be protected from storage or
movement of heavy equipment within this area.
20
Surface runoff structures and detention ponds should be
There are no above -ground stormwater features proposed.
None.
designed to fit into the natural topography to avoid the need for
screening. When visible from the Entrance Corridor street,
these features must be frilly integrated into the landscape. They
should not have the appearance of engineered features.
44
Natural drainage patterns (or to the extent required, new
drainage patterns) should be incorporated into the fmished
site to the extent possible.
Signs
Signage is reviewed and approved by separate submission. However, the following preliminary
Please note separate sign
comments are provided:
applications are required for
all proposed signs. The
The ARB may require that the color and scale of standard templates for trademarks, service marks,
following preliminary
corporate logos and graphics be modified.
comments are provided:
The "Take 5 Oil Change" signs shown on the building elevations appear to be cabinet signs. This is not
If an illuminated wall sign is
the preferred sign type in the ECs. (Note the cabinet sign on the north elevation will not be visible from
desired, external illumination
the EC; therefore, that particular sign does not require ARB review.)
is recommended.
The illumination type is not indicated on the drawings. Non -illuminated or externally illuminated signs
Provide with the sign
would be most appropriate for the cabinet -style logos. If internally illuminated, only the letters may
applications a sample of the
illuminate. The Pantone equivalents for the proposed sign colors are not indicated in the architectural
colors proposed for the signs.
drawing but the red and yellow colors shown for the background of the oil can and "Take 5" letters and
number have the potential to be very intense and may not be appropriate for the EC. Color samples will
be needed for review. No illumination or external illumination could allow for more flexibility in colors.
10
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Proposed building materials:
• EIFS as a primary building material.
• Non-traditional brick color.
2. The location of the building relative to adjacent structures.
Staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee:
• Regarding requirements to satisfy the design guidelines as per § 18-30.6.4c(2), (3) and (5) and recommended conditions of initial plan approval:
o Prior to Initial Plan approval the following items shall be resolved to the satisfaction of the ARB: None. The ARB recommends approval of the Initial Plan without conditions.
• Regarding recommendations on the plan as it relates to the guidelines: None.
• Regarding conditions to be satisfied prior to issuance of a grading permit: None.
• Regarding the final site plan submittal:
A Certificate of Appropriateness is required prior to final site plan approval. The following items and all items on the ARB Final Site Plan Checklist must be addressed:
I. Provide samples for all materials and colors.
2. Revise the mix of wall materials to make brick the primary building material.
3. Revise the architectural drawings to include the standard window glass note: Visible light transmittance (VLT) shall not drop below 40016. Visible light reflectance (VLR) shall not exceed 30%.
4. Revise the site plan to provide a dumpster enclosure detail. A material that coordinates with that approved for the main building would be appropriate.
5. Show the location of mechanical equipment (building and ground mounted) on the site and architectural plans and show how it will be screened from the EC.
6. Provide a complete lighting plan with the final site plan.
7. Revise the plan to provide trees at 3.5" caliper at the time of planting along the Rt. 250 frontage.
8. Revise the landscape plan to shift the row of shrubs along the frontage so that it is within the parcel boundaries.
9. Please note separate sign applications are required for all proposed signs. The following preliminary comments are provided:
a. If an illuminated wall sign is desired, external illumination is recommended.
b. Provide with the sign applications a sample of the colors proposed for the signs.
ATTACHMENTS
• Attach. 1: ARB2021-77: Take 5 Initial Site Plan
• Attach. 2: ARB2021-77: Take 5 Architectural Drawinas
11