HomeMy WebLinkAboutARB200200148AS Staff Report 2003-01-21 ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project#: Name ARB-2002-148: Tip Top Restaurant Expansion
Review Type Preliminary review of an amendment to a Site Development Plan
Parcel Identification Tax Map 78,Parcel 10A
Location 1420 Richmond Road(Rt. 250),north side of Route 250 East, 2400' east of
the intersection with Route 20 North, east of Free Bridge Auto and west of
the White House Motel
Zoned Entrance Corridor(EC),Highway Commercial(HC)
Magisterial District Rivanna
Proposal To construct a new dining and storage area,to construct a new front
vestibule,to establish additional parking
ARB Meeting Date January 21,2003
Staff Contact Margaret Maliszewski
PROJECT HISTORY
The Tip Top Restaurant building(previously known as the Hilltop Restaurant)was constructed prior to the
establishment of Route 250 East as an Entrance Corridor. In 2000 the ARB reviewed and approved a new
freestanding sign for this site. In May,2002 a minor amendment was approved for a pole light in a planting
bed at the front of the property. The applicant has indicated that he no longer plans to install the light and
planting bed.
PROJECT DETAILS
The applicant proposes to renovate the existing entrance to the restaurant and to construct additions at the
northwest and northeast corners of the building. Proposed building forms,materials, and colors are intended
to match existing. Expanded parking is also proposed.
ANALYSIS
Context: The site is located on the north side of Route 250 East in the growing commercial Pantops area. To
the east is the White House Motel,which is the site of the proposed North Pantops Commercial development,
recently reviewed by the ARB. To the west is Free Bridge Auto, which was reviewed and approved (with
conditions)by the ARB in 2000.
Visibility: The existing restaurant is clearly visible from the EC and the new entrance and additions will be
visible. The existing topography at the southeast corner of the site blocks the view of the building from
westbound traffic until the viewer is close to the site. Once near the site, the raised elevation of the road
provides a view down onto the building from above,across the front parking lot.The west side of the building
is clearly visible from the road.
ARB 1/21/2003 Tip Top Restaurant Expansion Preliminary Site Development Plan-Page 1
Site Development
Layout: The extension of the vestibule would impact the front parking spaces,moving them a few feet closer
to the EC. The western addition extends into the travelway on the west side of the building. The site plan
appears to show an unpaved area at the entrance to the existing storage/mechanical area on the east side of the
building.Parking calculations have not been provided. Twelve new parking spaces are shown behind(north
of)the existing parking lot at the rear of the building. Six or seven new spaces are proposed as an extension
of the row on the west side of the site. An existing sanitary sewer easement crosses the rear of the property.
Overhead electric lines cross the front of the property.
Grading: It appears that minimal grading would be required to accommodate the proposed additions and
parking. Grading at the southeast corner of the site,associated with the proposed development on the adjacent
parcel to the east, could affect the visibility of the restaurant.
Landscaping: The existing landscaping at this site does npt meet the requirements of the ARB Guidelines.
Currently existing along the west side of the site is a row of Pin Oaks(with one tree missing), approximately
50' on center,with Japanese Barberry planted at approximately 2' tall along the length of the parking lot. The
plan shows 2 groups of trees at the rear of the site,one of which would be impacted by the proposed parking
expansion.EC trees do not exist at this site.The existing planting area at the front of the site is located within
the nght-of-way. Extending the planting area into the site would allow for the plantmg of two shade trees,
which would help bring the site into conformity with the ARB guidelines and integrate the site into the
corridor. No new site landscaping has been proposed,but the preliminary plan shows a broad planting area
to be created between the Tip Top site and the White House Motel site to the east.Planting in this area could
help integrate the site and soften the impacts of the building and parking additions. Creating a similar planting
area at the west end of the front parking row, extending back to the new sidewalk at the northwest addition
would balance the building and provide a more appropriate appearance for the EC.
Site Lighting:The previous site plan amendment shows 2 pole lights existing along the west side of the site
and 2 pole lights existing in the parking lot behind the building. The proposed plan shows the northernmost
light in the new parking lot and a new light on the east side of the building.
Structure(s)
Compatibility with historic sites/structures The existing building does not have a strong relationship to what
is typically considered the historic architecture of the County. However, the building can be viewed as an
example of mid-20th century roadside architecture,other examples of which stand nearby,including the White
House Motel,the Chinese Gourmet restaurant, and the'Town and Country Motel.
Scale. The existing building has human scale.With the additions,the building will appear larger,but human
scale will be maintained.
Materials Proposed materials are intended to match existing materials and colors: asphalt shingle roof,
masonry walls with stucco coating.
Forms and Features• The primary features of the existing building are the broad roof and the cupola. The
cupola and the new entrance are expected to be prominent features of the new design.
ARB 1/21/2003 Tip Top Restaurant Expansion Preliminary Site Development Plan-Page 2
Blankness. The right(east)elevation of the eastern addition is primarily blank.Landscaping could be used to
minimize its impact.
Connecting Devices: The additions adjoin the existing building.
Accessory Structures and Equipment: A concrete dumpster pad exists at the west end of the existing rear
parking lot.The dumpster is surrounded by solid wood fence,but the dumpster exceeds the height of the fence.
The dumpster is visible from the EC.No new mechanical equipment has been shown on the plan.Visibility
of such equipment from the EC should be eliminated.
Building Lighting: It appears that one new wall light has been proposed for the east side of the building.
Details are required.
Building Landscaping: Some shrubs are located in the planter at the front and sides of the building. These
plants are irregularly spaced and have little impact on the buildmg and site.Alternate/additional plants would
be appropriate.The addition of landscaping along the east side of the eastern addition could help mitigate the
impacts of the blank wall.
Signs:No new signs have been proposed.
RECOMMENDATIONS:
Staff offers the following recommendations:
1. Provide a complete site plan showing the proposed changes. Reconcile parking and travelway conflicts
with the additions.
2. Provide building plans that coordinate with the site plan.
3. Provide landscaping that meets the ARB guidelines. In addition to the minimum requirements outlined
in the guidelines,the landscaping plan shall include the following:
• -Show existing landscaping on the plan.
• Replace the Pin Oak that is missing on the west side of the site.
• Supplement existing shrubs in the planters at the building with additional compatible plants to help
soften the edges of the building and integrate the building into the overall site.
• Provide compatible plants in the new planter at.the vestibule.
• Provide an informal planting of ornamentals in the new planting bed created east of the building to
soften the appearance of the restaurant.
• Provide landscaping along the east side of the east addition to soften its appearance.
• Provide evergreens (for example,Foster Holly)along the east side of the eastern addition to reduce
the impact of the blank wall.
• Provide a shade tree in the island at the eastern end of the front parking row.
• Create a planting area at the west end of the front parking row extending back to the new sidewalk at
the northwest addition.Provide a shade tree west of the parking spaces and an additional tree west of
the building.
• Extend the planting island at the front of the property ten feet into the site and provide two shade trees
and groundcover in the new planting area.
• Continue the row of Pin Oaks and Japanese Barberry along the new parking area at the west side of
the<site.
ARB 1/21/2003 Tip Top Restaurant Expansion Preliminary Site Development Plan-Page 3