HomeMy WebLinkAboutARB200200151 Staff Report 2003-01-06 ARCHITECTURAL REVIEW BOARD STAFF REPORT
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Project#: Name ARS-2002 Applebee's at Rivanna Ridge Shopping Center
Review Type Review of a conceptual building design
Parcel Identification Tax Map 78,Parcel 75A2
Location South side of Route 250 East at Hansen Road in the Rivanna Ridge
(Giant) Shopping Center
Zoned Entrance Corridor(EC), Planned District Mixed Commercial
(PDMC)
Magisterial District Rivanna
Proposal To.construct an Applebee's restaurant
ARB Meeting Date January 6, 2003
Staff Contact Margaret Maliszewski
PROJECT HISTORY
The Applebee's restaurant is proposed for the westernmost portion of the outparcel of the Rivanna Ridge
Shopping Center,which fronts the south side of Route 250 East,between Hansen Road and the Stop in Food
Store/Everyday Café. The Rivanna Ridge Shopping Center,including the Giant grocery store,was reviewed
and approved by the ARB and has been constructed.The shopping center and its parking lot are located behind
(south of)the outparcel.The ARB recently reviewed a proposal to re-zone the South Pantops Office site,which
is located on the west side of Hansen Road, south of Route 250 and southwest of the Applebee's site.
A site plan was submitted to the Planning Department for the Rivanna Ridge outparcel on October 21, 2002.
The plan shows three buildings(Applebee's,an unnamed bank,and an unnamed fast food restaurant)and was
accompanied by requests for Special Use Permits for drive-through windows for the bank and fast food
restaurant.ARB advisory comments are typically forwarded to the Planning Commission for requests for SPs
in the Entrance Corridors. The site plan and special use permits are not being forwarded to the ARB at this
time because proposed building designs for the bank and fast food restaurant are not available. Preliminary
site plan reviews and advisory reviews with the ARB require that some representation of the appearance of the
proposed building be submitted. The Applebee's restaurant is the only building of the three with a definite
building design proposal, and Applebee's wishes to receive comments on its proposed building design at this
time. For these reasons, only a conceptual building design review has been scheduled for Applebee's.
An Applebee's restaurant was reviewed and approved by the ARB for a location on Route 29 North at
Branchlands Boulevard in 1994.
ARB 1/6/2003 Applebee's at Rivanna Ridge Conceptual Building Review-Page 1
PROJECT DETAILS
The proposed restaurant takes the form of a rectangular block with projecting front and side entrance bays.The
building measures approximately 60' x 97'. The main building reaches a height of 16'8". The main entrance
bay,located on the short side of the building,has a gabled roof and tall,slender proportions,reaching a height
of 21'6". The side elevations have a raised parapet centered over the awnings, creating a space for signage.
The building is faced with red brick and has white/off-white brick trim at the window sills,window heads,and
cornice. Green is used as an accent color and is visible on the metal roof of the gabled entrance bay, at the
window frames,in the coping along the parapet,and in the signage.Windows(except those at the corners)are
fitted with striped awnings that measure approximately 7' long x 3'A' wide x 4' tall. In the photos, awnings
appear to be red, white, and green, but the samples submitted show green, rust, and tan stripes. Corner
windows(corresponding to the waiting area at the interior)and entry windows and doors are multipane. The
remaining windows (3 at the front, 3 on the east side,4 on the west side) are single pane, undivided etched
glass windows. (These windows correspond to the raised booths at the interior.)A service area is located at
the rear of the building. It is screened by a 10' tall brick-faced wall. A gate provides access to the area from
the right side of the buildmg. (The gate at the Route 29 North restaurant is constructed of vertical wood boards
painted a brick color.)A considerable amount of signage and lighting is proposed for the building.
ANALYSIS
Context
General Character of the Area: Surrounding the proposed site is the growing Pantops commercial area with
a combination of older and newly constructed businesses.
Nearby Buildings. The Rivanna Ridge Giant shopping center is located to the south of the proposed site. The
shopping center building is faced with brick, has off-white and tan signbands and detailing, and has green
metal roofs.To the east is the Liberty gas station and Everyday Café.The café building is also faced with brick
and the irregularly shaped gas canopies are primary features of the development. To the west of the proposed
Applebee's site is the site of the proposed South Pantops Office development,which was recently reviewed
by the ARB. Preliminary designs for that project illustrated brick-faced buildings. Across Route 250 to the
north are the White House Motel and the Montessori School.
Visibility
The Rivanna Ridge outparcel is clearly visible from the EC. The Applebee's is proposed for the site at the
northeast corner of Hansen Road. This gives the building a prominent location at an entrance into the shoppmg
center.
Structure(s)
Compatibility with historic sites/structures: The use of bnck veneer for the walls of the Applebee's building
provides a connection, though not a strong one, to the historic architecture of the County. The proposed
building maintains a modern appearance,which is emphasized by the awnings, signs, and lighting. The use
of color in the building materials and awnings further emphasizes the modern commercial character of the
building The proportions of the entrance tower and the relationship of the tower to the main block of the
building aren't based in traditional architecture. The proposed design establishes a festive atmosphere as the
main experience of the development.
ARB 1/6/2003 Applebee's at Rivanna Ridge Conceptual Building Review-Page 2
Scale: The size and detailing of the building contribute to a feeling of human scale.
Materials:Proposed building materials include red brick,white brick trim,green window and door trim,and
green metal roof and parapet coping. The brick walls and metal roof appear to be appropriate for the EC.The
wide green frames at the corner windows appear oversized and out of place. The green coping tends to call
attention to the outline of the building rather than emphasize an overall coordinated appearance. The broad
stripes and the shiny surfaces of the awnings act as signage and do not serve to coordinate the overall design
(although the individual awnings are more successful than the single awning installed on the 29 North
building). The use of white accent brick, green trim, and boldly striped awnings detracts from an overall
coordinated appearance. Alternate materials/colors that'provide more of a coordinated appearance should be
proposed. Samples should be provided for all proposed materials.
Forms and Features: The prominent features of the building, as illustrated in the photo, are the Applebee's
sign,the awnings, and the bands of colors. The lights are also dominant features.
Blankness: Half of the side elevations are blank,brick-faced walls. Wall lights and decorative brickwork at
the cornice and sill height are the features proposed to relieve the.blankness. Wall lights are not appropriate
elements for this purpose. Additional windows would be appropriate in these areas,but kitchen, storage, and
restroom areas are present at the interior. Additional architectural elements and landscaping could be
incorporated to relieve the blankness.
Accessory Structures and Equipment: A dumpster/service area is located at the rear of the building. It is
screened by brick walls that are 9'6" high. The elevations show that the building's parapet walls rise
approximately 1'6"to 4'6"above the flat roof.Although mechanical equipment is not shown in the drawings,
the applicant has indicated that such equipment will be located on the roof and that it will be hidden by the
parapet.
Building Lighting: Gooseneck downlights are proposed over each window/awning and continue the full length
of each side wall. They would be fitted with 32-watt fluorescent bulbs,which emit less than 3000 lumens,and
appear to be full cutoff fixtures.Additional wall-mounted lights are located between windows. (In the Route
29 North building, wall lights are also mounted under awnings.) The ARB has typically not approved the
lighting of buildings for purposes other than safety/security. Sidewalks do align these wall areas,but it appears
that most of the lighting is focused on the walls and the landscape beds. Bollards are recommended instead
of wall lights if the illumination of sidewalk areas is desired.
Signs:A combination of channel letter and box signs is proposed for the building.Three box signs are shown
in the drawings — one each on the front, right side, and left side elevations. They appear to have applied
channel letters reading"Applebee's,"a neon green outline,and a neon-outlined apple projecting above the top
of the cabinet. These signs are located above the entrance and above the three awnings on the side elevations,
where the parapet is raised to accommodate the signs. Channel letters reading"Neighborhood Grill&Bar"
are also located on the front and side walls of the building,mounted on a raceway.
Landscaping:.The photo suggests that low-growing plants will be proposed around the base of the building
along the front and side elevations. Additional,taller landscaping would help reduce the impact of the blank
side wall. The other side wall does not appear in the photo,but it is recommended that it also incorporate a
planting area if a portion of the wall will remain blank.
ARB 1/6/2003 Applebee's at Rivanna Ridge Conceptual Building Review-Page 3
RECOMMENDATIONS:
Staff recommends the following:
1. Revise the design to include a combination of architectural detailing and landscaping to reduce the impact
of the blank walls.
2. Reconsider the use of white/off-white brick and the green coping.Choose materials and colors that provide
for a more coordinated overall appearance. Provide all material/color samples.
3. Revise building elements to create a more cohesive design, one in which there is more continuity among
the various architectural elements. For example,provide more coordination between window types.
4. Revise the design of the wall signs to reduce their impact on the development.Remove the apple from the
cabinet sign. Delete the outlining of the cabinet. Revise the "Applebee's"portion of the sign to include
channel letters only. The Applebee's letters should display a single color.
5. Revise the awning design to include a single color fabric awning without a shiny finish. The color shall
coordinate with the overall building design. Provide a sample.
6. Delete the gooseneck wall lights from the proposal.Delete the up/down lights from the proposal.Provide
details on other proposed lights. Consider bollards if sidewalk illumination is desired.
7. Revise the corner window design to focus less on the green trim.
8. Indicate on the elevations that all wall surfaces visible from the EC will be faced with brick.
9. Awnings shall not be illuminated from above,below, or underneath.
10. Provide appropriate plantings along the foundation of the building and in areas where there are blank
walls. Additional trees shall be proposed adjacent to the corners of.the building to soften the edges of the
buildmg.The landscaping shall be reasonably distributed immediately adjacent to and around the building.
11. Indicate the proposed finish for the gate at the service area.A color that is both unobtrusive and compatible
with the building is recommended.
ARB 1/6/2003 Applebee's at Rivanna Ridge Conceptual Building Review-Page 4