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HomeMy WebLinkAboutARB202100109 Staff Report 2021-10-13ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2021-109 Take 5 Final Site Plan Review Type Final Site Plan and Review of Architecture Parcel Identification 07800-00-00-005BO Location On the north side of Route 250 at the intersection of Pantops Comer Way and Route 250 (Fig. 1) 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 October 18, 2021 Staff Contact Khris Taggart PROJECT HISTORY The ARB reviewed a rezoning for the overall Pantops Comer development in 2013 and since 2018 has approved applications for the nearby Holiday Inn Express and Suites, Storage Sense, and Wawa. The ARB recommended approval of the initial site plan and provided comments on the preliminary architecture for the Take 5 proposal on August 16, 2021. CHANGES SINCE THE LAST REVIEW Since the initial site plan review the changes to the proposal include revisions to the materials and colors for the building elevations and minor changes to the landscaping. Figure 1: Pictometry image showing project area along the Rt. 250 Entrance Corridor. ANALYSIS REF GUIDELINE RECOMMENDATION ISSUE 10/18/21 RECOMMENDATION 8/16/21 10/18/21 GENERAL GUIDELINES Purpose; Compadbility with significant historic sites; Compatibility with the character of the Entrance Corridor; Structure Design 1 The goal of the regulation of the design of development within the Provide samples for all Above the full-sized brick base along the building elevations the Revise the architectural designated Entrance Corridors is to ensure that new development within materials and colors. material has been revised from EIFS to a thin brick. This revision of drawings to indicate the the corridors reflects the traditional architecture of the area. Therefore, it materials establishes brick as the primary building material and updated brick colors. is the purpose of ARB review and of these Guidelines, that proposed Revise the mix of wall limits EIFS to a secondary material used on the tower element. development within the designated Entrance Corridors reflect elements materials to make brick of design characteristic of the significant historical landmarks, buildings, the primary building Material samples have been provided. However, the applicant has and structures of the Charlottesville and Albemarle area, and to promote material. Thin brick is revised the brick colors, so the brick colors identified in the orderly and attractive development within these corridors. Applicants acceptable provided that drawings are no longer current. The thin brick proposed for the walls should note that replication of historic structures is neither required nor the comers appear as full above the base has been revised to match the brick color noted for desired. dimensional brick. the dumpster enclosure - Classic Gray. The modular brick proposed for the base has been revised to Black Satin. It is anticipated that 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, land, both the Classic Gray and Black Satin colors will have an and vegetation. In order to accomplish the integration of buildings, land, appropriate appearance. 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 as special 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 design should be None. The building design is a simple form that does not feature any None. relieved using design detail or vegetation, or both. elevations that have any blankness. 10 Buildings should relate to their site and the surrounding context of None. The building has a simple form like many of the buildings in the None. buildings. surrounding area. As viewed from the EC, the garage bay openings and the divided lights of the overhead doors, the brick base that 11 The overall design of buildings should have human scale. Scale should be integral to the building and site design. wraps the bottom of the elevation, the metal band above the doors, and the scoring of the EIFS create a sense of 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 devices should be None. A single building is proposed, so a connecting device is not None. used to unify groups of buildings within a development. necessary. 15 Trademark buildings and related features should be modified to meet the None. The building does not appear to be a trademark design. None. requirements of the Guidelines. 16 Window glass in the Entrance Corridors should not be highly tinted or Revise the architectural The standard window glass note has been added to the architectural None. highly reflective. Window glass in the Entrance Corridors should meet drawings to include the drawings. the following criteria: Visible light transmittance (VLT) shall not drop standard window glass below 40%. Visible light reflectance (VLR) shall not exceed 30%. note. 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 Revise the site plan to The site plan and architectural drawings have been revised to None. plan of development and shall, to the extent possible, be compatible with provide a dumpster provide dumpster enclosure details. The enclosure is CMIJ block the building designs used on the site. enclosure detail. A clad in a thin brick veneer that matches the revised thin brick color material that coordinates (Classic Gray) proposed for the building. 18 The following should be located to eliminate visibility from the Entrance with that approved for the Corridor street. If, after appropriate siting, these features will still have a main building would be The site plan and architectural drawings note an 8' tall enclosure negative visual impact on the Entrance Corridor street, screening should be appropriate. which is anticipated to fully screen the dumpster. provided to eliminate visibility. a. Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical equipment, f Above- Ensure that the dumpster The location of the only proposed mechanical equipment has been ground utilities, and g. Chain link fence, barbed wire, razor wire, and enclosure wall height noted on the architectural drawings. The equipment is located along similar security fencing devices. exceeds the height of the dumpster. the north end of the building and is not expected to be visible 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. 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. 21 The following note should be added to the site plan and the architectural None. The standard mechanical equipment note is present on the site plan None. plan: "Visibility of all mechanical equipment from the Entrance Corridor and the architectural drawings. shall be eliminated." Lighting General Guidelines 22 Light should be contained on the site and not spill over onto adjacent Provide a complete A complete lighting plan has been provided with this submittal. None. properties or streets; lighting plan with the final site plan. Spillover does not exceed ordinance requirements. 23 Light should be shielded, recessed or flush -mounted to eliminate glare. The photometric plan shows fixtures that are full cutoff and lighting None. All fixtures with lamps emitting 3000 lumens or more must be full cutoff levels (18.8 fc) below the Guideline's maximum. fixtures. 24 Light levels exceeding 30 footcandles are not appropriate for display lots in the Entrance Corridors. Lower light levels will apply to most other uses in the Entrance Corridors. 25 Light should have the appearance of white light with a warm soft glow, The color temperature for the proposed fixtures has been noted on None. however, a consistent appearance throughout a site or development is the lighting plan as warn white (3000K). required. Consequently, if existing lamps that emit non -white light are to remain, new lamps may be required to match them. 26 Dark brown, dark bronze, or black are appropriate colors for free- The color of the lighting fixtures has been indicated on the plans as None. standing pole mounted light fixtures in the Entrance Corridors. black. 27 The height and scale of freestanding, pole -mounted light fixtures should be compatible with the height and scale of the buildings and the sites The maximum height of the pole -mounted fixture has been indicated they are illuminating, and with the use of the site. Typically, the height on the plans as 20'. of freestanding pole -mounted light fixtures in the Entrance Corridors should not exceed 20 feet, including the base. Fixtures that exceed 20 feet in height will typically require additional screening to achieve an appropriate appearance from the Entrance Corridor. 28 In determining the appropriateness of lighting fixtures for the Entrance Corridors, the individual context of the site will be taken into consideration on a case -by -case basis. 29 The following note should be included on the lighting plan: "Each The standard lighting note is on the site plan. None. outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." 30- Guidelines for the Use of Decorative Landscape Lighting Provide a complete No decorative landscape lighting is proposed. None. 31 lighting plan with the final site plan. Landscaping 7 The requirements of the Guidelines regarding landscaping are intended Revise the plan to The landscape plan has been revised to provide trees at 3.5" caliper None. to reflect the landscaping characteristic of many of the area's significant provide trees at 3.5" along the Rt. 250 frontage. The plan also shows the rows of shrubs historic sites which is characterized by large shade trees and lawns. caliper at the time of fully within the parcel boundaries. Landscaping should promote visual order within the Entrance Corridor planting along the Rt. 250 and help to integrate buildings into the existing environment of the frontage. corridor. Revise the landscape plan 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar characteristics. Such to shift the row of shrubs common elements allow for more flexibility in the design of structures along the frontage so that because common landscape features will help to harmonize the it is within the parcel appearance of development as seen from the street upon which the boundaries. 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: None. Along Pantops Comer Way and the eastern perimeter of the site None. a. Large trees should be planted parallel to all interior roads. Such trees there are 5 large trees (3 American Elms, 2 Thornless Honeylocust) should be at least 2% inches caliper (measured six inches above the that are existing and are to remain. 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: None. The existing interior road trees double as perimeter parking trees. None. a. Large trees should align the perimeter of parking areas, located 40 feet There are 11 parking spaces proposed for the site. This requires one on center. Trees should be planted in the interior of parking areas at the interior tree; this requirement has been satisfied with 2 interior trees. rate of one tree for every 10 parking spaces provided and should be Shrubs are shown along the north and east sides of the 6-space evenly distributed throughout the interior of the parking area. parking row along Pantops Comer Way. 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: None. There are no interior pedestrian ways beyond a 5' sidewalk along the None. a. Medium trees should be planted parallel to all interior pedestrian eastern side of the building. ways. Such trees should be at least 2'/z 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: None. There are no long elevations associated with the proposed building None. a. Trees or other vegetation should be planted along the front of long that would require softening. 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 by the None. The proposed plants are on the recommended species lists. None. 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 landscape plan: None. The note is present on the landscape plan. None. "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 paffer.% Site Development and layout 6 Site development should be sensitive to the existing natural landscape Consider adding a The site has been previously cleared as part of the redevelopment of None. and should contribute to the creation of an organized development plan. landscape island along the overall site. The existing frontage and interior road/pedestrian This may be accomplished, to the extent practical, by preserving the the east end of the way landscaping that is associated with the redevelopment of the site trees and rolling terrain typical of the area; planting new trees along building between the is to remain. streets and pedestrian ways and choosing species that reflect native building and adjacent forest elements; insuring that any grading will blend into the surrounding travel lane. The site is accessed from Pantops Comer Way. The travelway and topography thereby creating a continuous landscape; preserving, to the parking area have an organized pattern. The proposed commercial extent practical, existing significant river and stream valleys which may building is situated parallel to the EC. However, the front of the be located on the site and integrating these features into the design of building is not aligned with the O'Reilly to west or the Wawa fuel surrounding development; and limiting the building mass and height to a pump canopy to the east and there is a considerable amount of paved scale that does not overpower the natural settings of the site, or the area between the building and the EC. There are existing sidewalks Entrance Corridor. along Rt. 250 and Pantops Corner Way. A vehicular connection to the parcel to the west is existing as part of the development of the overall site. 39 The relationship of buildings and other structures to the Entrance No landscape island has been added along the east side of the Corridor street and to other development within the corridor should be as building, but small landscape islands have been added near the follows: northeast and southeast comers of the building. The island near the a. An organized pattern of roads, service lanes, bike paths, and southeast comer of the building helps to add visual interest along pedestrian walks should guide the layout of the site. this end of the building but does little to break up the amount of b. In general, buildings fronting the Entrance Corridor street should be paved area between the building and the EC. parallel to the street. Building groupings should be arranged to parallel the Entrance Corridor street. The site has been previously developed. Existing frontage and c. Provisions should be made for connections to adjacent pedestrian and interior road/pedestrian way landscaping is to remain. vehicular circulation systems. d. Open spaces should be tied into surrounding areas to provide Views around the site are not expected to be negatively impacted. 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 None. The site has been previously graded as part of the redevelopment of None. surrounding conditions by limiting the use of retaining walls and by the overall site. Minimal grading is proposed with the development shaping the terrain through the use of smooth, rounded landforms that of this site. 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 designed to fit into None. There are no above -ground stormwater features proposed. None. 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 finished site to the extent possible. Signs Please note separate sign Signage is reviewed and approved by separate submission. However, Please note separate sign applications are required the following comments are provided: applications are required for all proposed signs. for all proposed signs. The following The ARB may require that the color and scale of standard templates The following comments preliminary comments for trademarks, service marks, corporate logos and graphics be are provided for the sign are provided: modified. applications: If an illuminated wall The "Take 5 Oil Change" signs shown on the building elevations If an illuminated wall sign is desired, external look like cabinet style signs. This is not the preferred sign type in the sign is desired, external illumination is ECs. (Note the cabinet sign on the north elevation will not be visible illumination is recommended. from the EC; therefore, that particular sign does not require ARB recommended. If internal review.) Although the illumination type is not indicated on the illumination is proposed, Provide with the sign drawings, note that the ordinance (4.15.17.c) requires that the illumination will be applications a sample of backgrounds of cabinet style signs to be opaque. Furthermore, the limited to the letters and the colors proposed for sign guidelines state a preference for external illumination of number. the signs. graphics when illumination is desired. If internal illumination is desired, only the letters may illuminate. If a more complete Provide with the sign nighttime view of the graphic is desired, external illumination is applications Pantone recommended. equivalents or samples of the colors proposed for The Pantone equivalents for the proposed sign colors are not the signs. indicated in the architectural 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. m SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The revised brick colors proposed for the building. 2. The illumination of the wall sign. Staff recommends approval of the final site plan with the following revisions: 1. Revise the architectural drawings to indicate the updated brick colors. 2. Please note separate sign applications are required for all proposed signs. The following comments are provided for the sign applications: a. If an illuminated wall sign is desired, external illumination is recommended. If internal illumination is proposed, illumination will be limited to the letters and number. b. Provide with the sign applications Pantone equivalents or samples of the colors proposed for the signs. ATTACHMENTS • Attach. 1: ARB2021-109: Take 5 Final Site Plan • Attach. 2: ARB2021-109: Take 5 Architectural Drawings 11