HomeMy WebLinkAboutARB200200136 Staff Report 2002-12-16 ARCHITECTURAL.REVIEW BOARD STAFF REPORT
Project#: Name ARB-2002-136: North Pantops Commercial Office Park
Review Type Preliminary review of a Site Development Plan
Parcel Identification Tax Map 78, Parcel 10
Location 1448 Richmond Road,north side of Route 250 East, east of the Hilltop
Diner and west of the American Legion Building, approximately 1,500
feet east of the intersection with Route 20.
Zoned Entrance Corridor(EC);Highway Commercial (HC)
Magisterial District Rivanna
Proposal To construct 7 buildings of varying sizes to'acconunodate a variety of
commercial uses including offices, eating establishments,warehouses, and
retail establishments totaling approximately 53,635 square feet on 7.49 acres.
ARB Meeting Date December 16, 2002
Staff Contact Margaret Maliszewski
EXISTING CONDITIONS
This site is currently occupied by the White House Motel. The motel is composed of several different
buildings, all of which would be removed from.the site.A large portion of the site is currently wooded.
PROJECT DETAILS
The applicant proposes to construct 2 retail buildings (one with a restaurant), a restaurant, and 4
office/contractor storage buildings. The retail and restaurant buildings front the EC. Elevations have been
provided for the retail buildings. They feature brick end pavilions with gabled metal roofs, projecting
pedimented bays with piers, and bnck detailing. The structure between the pavilions has a typical shopping
center form, with a metal roofed colonnade, pediment detailing and a stucco signband. Storefront
windows/doors run the length of the building between the brick pavilions. The storefronts have brick water
tables. It is anticipated that the other building designs would be coordinated with the design.of the retail
building.
ANALYSIS
Site Development,Layout,and Grading: The applicant proposes to construct 7 buildings—three at the front
of the site and 4 at the back. Two of the front structures are long buildings(11,300 sf/floor and 15,400 sf/floor)
forming an L shape on site with the open end of the L toward the EC. The third is a smaller structure(5,000
sf)located near the EC and parallel to it. It is almost aligned with the face of the retail building that is nearest
the EC.Removing one row of parking spaces from the parking lot in front of the smaller building would allow
the buildings to align. Other parking lots are proposed along the west side of the long retail buildings and in
the open area of the L behind the restaurant building. The 4 back buildings are two-story structures ranging
from 3,200 sf/floor to,9,375 sf/floor. Additional parking is shown in both the front and back of each of these
ARB 12/16/2002 North Pantops Commercial Office Park Preliminary Site Plan-Page 1
buildings.
The wooded area on site would be cleared-to accommodate the new development. Grading would create a
relatively flat area for the retail and restaurant buildings and the parking lots m front and back of the restaurant.
The site would slope down to the west and back of the retail buildings, where the two-story height of the
building would become evident.. The front travelway would slope down from east to west; consequently,the
façade of the retail building fronting the EC would incorporate a similar drop in elevation. The overall grading
would result in a steep slope and retaining walls along the east side of the site. Off-site grading is proposed,
including some that would disturb off-site vegetation.A travelway runs past the retail buildings and between
the office/contractor buildings, exiting onto the proposed east-west road at the back of the site.
Visibility
Overall,the development will be readily visible from the EC. The two large retail buildings and the restaurant
will be most visible. The two-story side elevation of the western retail building will be visible. Topography
and proposed buildings are expected to limit the views of the rear buildings. Site sections,would help clarify
the extent of visibility.
Structure(s)
Compatibility with historic sites/structures:The proposed buildings would use some materials and forms that
have been used in historic architecture of the county, although the size and overall character of the buildings
clearly identify them as modern structures.
Context: The site of the proposed development is located in the heavily developed Pantops area on Route 250
East. To the west is.the Hilltop Diner. To the east is the American Legion Building.
Scale:The larger retail buildings reach 32'8"high and measure approximately 65' x 240' and 50'x 225'.The "
restaurant building measures 100' x 50'.The EC elevation(south, short end)of the long commercial building
has a comfortable human scale at the single story shown.More of the elevation will be visible than is shown
in the drawing because the building is two stories high on the west side. It.is anticipated that the design will
be appropriate,but a revised south elevation that includes a representation of the proposed landscaping in this
area would be useful.
Materials. Proposed building materials include red brick, stucco (EIFS), and green metal for roofs. The
proposed materials have been used elsewhere in the ECs with positive results.However,the colonnade section
of the retail building incorporates a significant amount of EIFS and doesn't appear sufficiently coordinated
with the end brick pavilions.Additional/alternate treatments should be incorporated to increase compatibility
with the brick pavilions. Material samples should be provided.
Forms and Features: Based on the information submitted, the prominent feature of the retail building is
expected to be the brick pavilions.
Blankness: Blankness is not a significant'feature of the building design that has been submitted. The south
elevation(short end)of the retail building that faces the EC has limited window openings,and more wall area
will be visible than is shown,but it is anticipated that the use of projections,brick detailing,other architectural
elements,and landscaping will appropriately relieve the blankness. The east wall of the retail building that is
situated parallel to the EC is completely blank,but it is anticipated that it will have limited visibility from the
EC due to grading. A site section could confirm this. Blank elevations for the restaurant building would be
ARB 12/16/2002 North Pantops Commercial Office Park Preliminary Site Plan-Page 2
inappropriate.
Accessory Structures and Equipment: Detailed information on equipment has not yet been submitted. It
appears that the retail building design could accommodate hidden rooftop mechanical units. It is anticipated
that the restaurant will require considerable equipment. All equipment must be shown to make an accurate
assessment on visibility and appropriateness.
Lighting: Three double pole lights are shown in the parking lot west of the proposed retail buildings. Seven
additional lights are shown in the rear parking lot.It is anticipated that additional pole lights will be proposed,
and that building lights will also be desired. Lighting details have not been provided at this time. Complete
information should be submitted. Coordinated lighting throughout the site would be appropriate.
Signs: No signs have been proposed at this time. It is anticipated that monument and wall signs will be
desired.A comprehensive sign design should be presented for this development to ensure overall compatibility.
Landscaping. Some landscaping is shown on the plan, but it does not meet the requirements of the ARB
Design Guidelines.Landscaping is shown on the color rendering of the south elevation of the retail building.
This type of landscaping is an appropriate enhancement to this building design and it should be incorporated
into the plan. Complete landscaping details should be provided.
RECOMMENDATIONS
Staff offers the following recommendations on the preliminary site plan.
1. Revise the design of the colonnade section of the retail buildings to coordinate better with the bnck
pavilions. Less emphasis on stucco is appropriate.
2. Revise the elevation of the south side of the 15,400 sf retail building to accurately show site conditions.
3. Provide elevations for the restaurant building and any of the four rear buildings that will be visible from
the EC Blankness is not appropriate for any walls visible from the EC.
4. Show how visibility of mechanical equipment and accessory structures will be eliminated throughout the
development.
5 Provide complete lighting information.Pole height shall be coordinated with the height of buildings. Over-
illumination is inappropriate. Lighting should be coordinated throughout the site.
6 Provide site sections to help clarify the extent of visibility of the proposed structures and the east elevation
of the retail/restaurant building.
7. Provide all color and material samples.
8. Provide a proposal for a comprehensive sign design for the overall development.
9. Provide details on all retaining walls visible from the EC. Indicate maximum heights and proposed
materials.
10. Revise the landscaping to meet the requirements of the ARB Guidelines. Some of the necessary changes
are listed here.Please consult the ARB Guidelines.
• Add perimeter parking lot trees and more interior parking lot trees.
• Increase the number of trees along the EC and revise the design to reflect ARB'Design Guidelines.
• Show how the slope on the east side of the site will be treated.
• Provide groundcover on all slopes greater than 3:1.
• All planting islands shall be 5' in width from inside curb.
• Show on the plan the landscaping along the south side of the retail building(short end)that is shown
in the elevation.
• Provide a landscape schedule. Include in the landscape schedule botanical and common names,
ARB 12/16/2002 North Pantops Commercial Office Park Preliminary Site Plan-Page 3
quantity and sizes of proposed plant material.Label the plants on the site plan.
• Show the proposed tree line. If trees are proposed to remain, incorporate a signed tree conservation
checklist into the plan. Show on the plan the information that is required by the checklist to
demonstrate the measures that will be implemented dunng construction to protect any existing trees
that are proposed for preservation.
ARB 12/16/2002 North Pantops Commercial Office Park Preliminary Site Plan-Page 4
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CI) Project Title: Drawing Title: z
(i) P (3.,,a
RIVANNA ENGINEERING &
cp PRELIMINARY SITE PLAN FOR R my ,,;') g 614'
tzi, ,ig•
CROSS SECTIONS
,-,- c.,,, ,.., 1 ...‘
@ . a SURVEYING, PLC.
'r.•
0 z NORTH PANTOPS COMMERCIAL PARK
P2 =
t= 0
MO 884-1599
• Rivanna District, Albemarle County, Virginia Drawkig Scale:As Shown 'Drawn By. MS File Name: 78-10-B 9.Ft42.
•op E rka4- P.O.BOX 7803 FAX: (B04)lila-01363
V 10
Dote: 12.11.02 Checked By.TRI1 Project No.111:16 _........... Charlottesville,VA 22508 WAR:lial1OCSIONENB7