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HomeMy WebLinkAboutARB202200032 Staff Report 2022-05-09ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB2022-32: Chipotle Final Site Plan Review Type Final Site Development Plan and review of an architectural design Parcel Identification 03200000004300 Location 109 Community Street in the Hollymead Town Center, on the west side of Rt. 29 North, between the Pet Smart and Target stores. (See Figure 1.) Zoned Planned Development Mixed Commercial (PDMC), Entrance Corridor (EC) Owner/Applicant New Market — Hollymead LLC/Kimley Horn (Ryan Perkins) Magisterial District Rio Proposal To replace a vacant restaurant building with a new structure to house a Chipotle restaurant. (See Attachments 1 and 2.) Context & Visibility The site is located within Hollymead Town Center Area B, a shopping center whose buildings have coordinated architectural designs. The site is located at the top of a berm as viewed from the Rt. 29 EC. The berm is substantially planted with landscaping. When leaves are on the trees, available views of the existing building are reduced. When leaves are off the trees, the building is clearly visible. Compared to the existing condition, the proposed design would provide more space between the restaurant and the Pet Smart building to the south. (See Figure 2.) ARB Meeting Date May 16, 2022 Staff Contact Margaret Maliszewski PROJECT HISTORY The site is currently occupied by a vacant TGI Friday's restaurant. The ARB completed a review of an Initial Site Development Plan for the Chipotle project on December 6, 2021. Comments made at that meeting are included in the analysis section of this report. B liC-03--A .� $ - ) T 32 723iA Ia 34 5 i 72-41.1 4684-10 1 32 41D4 40 151t '1J0 ,!132-41D4 T �� I53 II1BLIUL '� 'r++/� 3S 11n�i15S1 i� - 1S 12a 17 1578 4604-I bi oe. 1754 - �SS \ ifll 2 B i 1a KB-1.A 4 7242x2 j �n o �$ `31II1B\401-0W-4-7urdq1 1{\l0. ©©© id 27 5 e6 1t`w 404-P 465 1J0 x Q]S 31e1 46"4 I + 141 o 123j 1205 21I\ 32Ji. `.� 1101 t \ 1212 - - v 3221) rvH� Figure 1: Map showing the location of the proposd development in the Hollymead Town Center. N ANALYSIS REF GUIDELINE COMMENT FROM 12/6/21 CURRENT ISSUE RECOMMENDATION ACTION LETTER Purpose Compatibility with significant historic sites; Structure design 1 The goal of the regulation of the design of development within the Reduce the height of the EIFS NOTE: the directional labels on the architectural Consider lightening the designated Entrance Corridors is to insure that new development band or otherwise revise the elevations are not accurate. The elevation labeled metal tube and metal within the corridors reflects the traditional architecture of the area. building design to provide less "north "faces Rt. 29; the elevation labeled "west" drive-thru tower colors Therefore, it is the purpose of ARB review and of these Guidelines, of a top-heavy appearance for faces Target; the elevation labeled "east "faces Pet (possibly with a that proposed development within the designated Entrance Corridors the upper wall. Smart. corresponding change in reflect elements of design characteristic of the significant historical material) for greater landmarks, buildings, and structures of the Charlottesville and Provide additional information The height of the EIFS band has been reduced by 2'. coordination with the Albemarle area, and to promote orderly and attractive development to clarify the appearance of the This reduction provides for less of a top-heavy colors of the rest of the within these corridors. Applicants should note that replication of metal tubes on the drive-thru appearance at the upper wall area. building and the overall historic structures is neither required nor desired. window elevation. A nighttime view of a Chipotle restaurant with metal shopping center. 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, tubes, metal drive-thru window tower, and illuminated If the metal tubes are to land, and vegetation. In order to accomplish the integration of wall sign has been provided. The tube feature adds be illuminated, include buildings, land, and vegetation characteristic of these sites, the texture to the building. In the photo, the tubes are lit details on the lighting Guidelines require attention to four primary factors: compatibility from above, but corresponding lighting details were plan. with significant historic sites in the area; the character of the not included in the site plan. Entrance Corridor; site development and layout; and landscaping. In the previous review, staff anticipated that the 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically charcoal -colored metal for the drive-thru window significant buildings in the Charlottesville and Albemarle area. tower would be compatible with the other colors in the Photographs of historic buildings in the area, as well as drawings of shopping center. Although the color is neutral, an architectural features, which provide important examples of this internet search of other Chipode designs (see Fig. 3) tradition are contained in Appendix A. suggests that the material and color used for the drive- thru window tower and the tube features can support 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with the area's an overall coordinated design or can emphasize historic structures is not intended to impose a rigid design solution trademark elements and contrasting features. Also, the for new development. Replication of the design of the important current elevations now illustrate the tubes in the same historic sites in the area is neither intended nor desired. The dark charcoal color. That color may contrast too Guideline's standard of compatibility can be met through building sharply with the brick and EIFS colors of the rest of scale, materials, and forms which may be embodied in architecture the building and the overall development. A lighter which is contemporary as well as traditional. The Guidelines allow color, and potentially an alternate material, could individuality in design to accommodate varying tastes as well as provide greater coordination. special functional requirements. 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. 5 It is also an important objective of the Guidelines to establish a None. 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. 10 Buildings should relate to their site and the surrounding context of buildings. 12 Architecture proposed within the Entrance Corridor should use forms, sha es, scale, and materials to create a cohesive whole. 11 The overall design of buildings should have human scale. Scale Reduce the height of the EIFS The height of the EIFS band has been reduced by 2'. None. should be integral to the building and site design. band or otherwise revise the building design to provide less The reduction provides for less of a top-heavy appearance at the upper wall area. 13 Any appearance of "blankness" resulting from building design should be relieved using design detail or vegetation, or both. of a top-heavy appearance for the upper wall. 14 Arcades, colonnades, or other architectural connecting devices None. The proposed building would replace an existing Consider lightening the should be used to unify groups of buildings within a development. building in a larger development. The existing metal tube and metal buildings share a material/color palette and similar drive-thru tower colors detailing to establish unity. The proposed building (possibly with a design would maintain a level of unity by using corresponding change in matching brick, but it also introduces new colors and material) for greater materials. In the previous review, staff anticipated that coordination with the the charcoal -colored metal for the drive-thru window colors of the rest of the tower would be compatible with the other colors in the building and the overall sho in center. However, the current elevations now shopping center. also illustrate the metal tube element in the same dark color. The charcoal color contrasts sharply with the brick and EIFS colors of the rest of the building and the overall development. A lighter color, and potentially an alternate material, could provide greater coordination. An internet search of other Chipotle designs indicates that other colors and materials have been used for this feature in other locations. 15 Trademark buildings and related features should be modified to meet None. The metal tube and drive-thru window tower elements None. the requirements of the Guidelines. appear to be trademark elements, but as viewed from the EC street, the overall building is not expected to look like a trademark design. 16 Window glass in the Entrance Corridors should not be highly tinted or None. Details on window glass have not been provided. None. highly reflective. Window glass in the Entrance Corridors should Given the location of the glass at the west end of the meet the following criteria: Visible light transmittance (VLT) shall building, it is not expected to have a significant visual not drop below 40916. Visible light reflectance (VLR) shall not exceed impact on the EC street. 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 the Revise the plans and elevations The applicant's comment response memo states that Revise the plans and overall plan of development and shall, to the extent possible, be to show the locations of no equipment is shown on the plan. If equipment is elevations to show the compatible with the building designs used on the site. building- and ground -mounted equipment and to show how it proposed, the locations must be shown, as well as information confirming that equipment won't be locations of building- and ground -mounted 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these features will will be screened. visible from the EC street, to establish conformity equipment and to show still have a negative visual impact on the Entrance Corridor street, with the guidelines. how the equipment will screening should be provided to eliminate visibility. a. Loading areas, Note on the site plan that the be screened. If there will b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical extension of the screen wall The site plan has been revised to note that the be no equipment, note equipment, will match the design of the extended brick wall will match the existing design. this on the plan. f Above -ground utilities, and g. Chain link fence, barbed wire, razor existing wall. wire, and similar security fencing devices. Revise the screen wall elevation The applicant's comment response memo states that the architectural elevations have been updated to show Revise the screen wall elevation to show the 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist of a. to show the existing windows. the screen wall between the building and the drive- existing windows. Walls, b. Plantings, and c. Fencing. thru approach. However, the existing windows are not shown on the drawing. 20 Surface runoff structures and detention ponds should be designed to fit None. The new development will tie into the existing None. into the natural topography to avoid the need for screening. When stonnwater system. visible from the Entrance Corridor street, these features must be fully intewated into the landscape. They should not have the appearance of engineered features. 21 The following note should be added to the site plan and the Add the standard mechanical The note has been added to sheet CS- 101 of the site Add the standard architectural plan: "Visibility of all mechanical equipment from the equipment note to the site and plan, but it does not appear on the architectural plans. mechanical equipment Entrance Corridor shall be eliminated." architectural drawings. note to the architectural drawings. Lighting General Guidelines 22 Light should be contained on the site and not spill over onto adjacent Revise the lighting plan using The photometric plan has been revised to show an None. properties or streets; an LLF of 1.0. Ensure that light LLF of 1.0 and no excessive spillover. is contained on the site and does not spill over onto adjacent streets. 23 Light should be shielded, recessed or flush -mounted to eliminate None. Proposed light fixtures are full cutoff fixtures. None. glare. All fixtures with lamps emitting 3000 lumens or more must be frill cutoff fixtures. 24 Light levels exceeding 30 footcandles are not appropriate for display Revise the lighting plan using The photometric plan shows a maximum level of 8.1 None. lots in the Entrance Corridors. Lower light levels will apply to most an LLF of 1.0. fc at the ground. other uses in the Entrance Corridors. 25 Light should have the appearance of white light with a warm soft Revise the color temperature of The fixture descriptions in the luminaire schedule None. glow; however, a consistent appearance throughout a site or the light fixtures to 3000K. have been revised to specify lamps with color development is required. Consequently, if existing lamps that emit temperature of 3000K ('W W '). 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- Revise the lighting plan to The applicant's response memo indicates that a bronze Revise the lighting plan standing pole mounted light fixtures in the Entrance Corridors. indicate a bronze finish for light finish has been chosen, but the change does not appear to indicate a bronze finish fixtures and poles. on the plans. for light fixtures and poles. 28 In determining the appropriateness of lighting fixtures for the A photo of the metal tube feature shows lights that are Update the lighting plan Entrance Corridors, the individual context of the site will be taken not on the lighting plan. to include details on the into consideration on a case by case basis. light fixtures proposed above the metal tube wall feature. If no lighting of this type is proposed, include a note stating this on the plan. 27 The height and scale of freestanding, pole -mounted light fixtures None. A note on CL-501 states that overall fixture height is None. should be compatible with the height and scale of the buildings and proposed at 15'. the sites they are illuminating, and with the use of the site. Typically, the height 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. 29 The following note should be included on the lighting plan: "Each Add the standard lighting note The note appears on CL-101. None. outdoor luminaire equipped with a lamp that emits 3,000 or more to the plan. 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." 30-31 Guidelines or the Use o Decorative Landscape Lighting None. No decorative lighting is proposed. None. Landscaping 7 The requirements of the Guidelines regarding landscaping are Include a demolition plan in the A demolition plan (CV-102) has been added to the site None. intended to reflect the landscaping characteristic of many of the site plan set. Identify all plants plan set. It identifies some trees and shrubs to be area's significant historic sites which is characterized by large shade that are proposed to be removed from their locations near the building. It trees and lawns. Landscaping should promote visual order within the removed. shows no frontage landscaping to be removed. Entrance Corridor and help to integrate buildings into the existing environment of the corridor. Revise the plan to clearly indicate that all frontage 8 Continuity within the Entrance Corridor should be obtained by Sheet CP-101 includes a note stating that frontage None. planting different types of plant materials that share similar landscaping approved with landscaping approved with previous approvals is to characteristics. Such common elements allow for more flexibility in previous approvals is to remain. remain. 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 Landscaping is in place along the EC frontage. None None. include the following: of it is identified for removal. 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 attem. 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. This site includes no interior roads. None. a. Large trees should be planted parallel to all interior roads. 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. 34 Landscaping along interior pedestrian ways: None. The plan includes sidewalk on the west side of the None. a. Medium trees should be planted parallel to all interior pedestrian building and the western half of the south side of the ways. Such trees should be at least 2% inches caliper (measured six building. There is no landscaping along these inches above the ground) and should be of a species common to the sidewalks. Existing frontage landscaping is area. Such trees should be located at least every 25 feet on center. substantial, shrubs are proposed along the eastern end of the south elevation, and a mix of shrubs and ground cover are proposed along the row of parking on the north side of the building. This mitigates the need for additional trees along pedestrian was in this case. 35 Landscaping of parking areas: None. Ground cover and holly are proposed along the None. a. Large trees should align the perimeter of parking areas, located 40 parking row located north of the building. The row of feet on center. Trees should be planted in the interior of parking parking spaces to the west of the building has a row of areas at the rate of one tree for every 10 parking spaces provided and existing trees. 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 hei t. 36 Landscaping of buildings and other structures: None. The proposed building is not particularly long and None. a. Trees or other vegetation should be planted along the front of long benefits from substantial existing frontage planting. buildings as nece sary 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. New plants proposed for the site are limited to Revise the landscape plan Staff based upon but not limited to the Generic Landscape Plan Shamrock Inkberry Holly, Hameln Fountain Grass, to specify a more Recommended Species List and Native Plants for Virginia and Mount Vernon English Laurel (a new addition practical planting size for Landscapes (Appendix D). since the last review). The Laurel is specified at 24" the Mount Vernon high at planting, but internet sources indicate that this English Laurel. is a mature hei t for the plant. 38 Plant health: The following note should be added to the landscape Add the standard plant health The note has been added to sheet CP-101. None. plan: "All site plantings of trees and shrubs shall be allowed to reach, note to the plan. and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to su ort the overall health of theplant." Site Development and layout Development pattern 6 Site development should be sensitive to the existing natural None. The plan appears generally organized. The building is None. landscape and should contribute to the creation of an organized oriented parallel to the EC, though the rear elevation development plan. This may be accomplished, to the extent faces the EC. The development fits within the practical, by preserving the trees and rolling terrain typical of the established parking lot and travelways. The site has area; planting new trees along streets and pedestrian ways and already been developed; no open spaces remain. No choosing species that reflect native forest elements; insuring that any natural features remain, though the frontage grading will blend into the surrounding topography thereby creating landscaping has significant positive visual impact. The a continuous landscape; preserving, to the extent practical, existing proposed building would not impact any existing significant river and stream valleys which may be located on the site views or vistas. and integrating these features into the design of surrounding development; and limiting the building mass and height to a scale that does not overpower the natural settings of the site, or the Entrance Corridor. 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 None. The site has already been graded. Minimal grading is None. surrounding conditions by limiting the use of retaining walls and by proposed. It is not expected to change the basic shaping the terrain through the use of smooth, rounded land forms that relationship of the site to surrounding conditions. 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 ten -aced and planted to blend with the landscape. 41 No grading, trenching, or tunneling should occur within the drip line of Revise the plan to clearly Grading does not appear to conflict with drip lines of Continue the tree any trees or other existing features designated for preservation in the indicate that all frontage trees to remain. Tree protection fencing is shown protection fencing along final Certificate of Appropriateness. Adequate tree protection fencing landscaping approved with along the south side of the site, around individual trees the EC street side of the should be shown on, and coordinated throughout, the grading, previous approvals is to remain. on the north side, and at the northeast comer, but it is property. landscaping and erosion and sediment control plans. Maintain grading outside the not shown continuously across the EC frontage. Sheet CP-101 includes a note stating that frontage 42 Areas designated for preservation in the final Certificate of Appropriateness should be clearly delineated and protected on the driplines of trees to remain. landscaping approved with previous approvals is to site prior to any grading activity on the site. This protection should Show tree protection fencing remain. remain in place until completion of the development of the site. on, and coordinated throughout, the grading, landscaping, and 43 Preservation areas should be protected from storage or movement of heavy a ui ment within this area. erosion and sediment control IL fans. 44 Natural drainage patterns (or to the extent required, new drainage None. No new above -ground stormwater facilities are None. patterns) should be incorporated into the finished site to the extent proposed. ossible. SIGNS Wall signs visible from the EC NOTE: the directional labels on the architectural Separate applications are street must meet the design elevations are not accurate. The elevation labeled required for wall and criteria outlined in the approved "north "faces Rt. 29; the elevation labeled "west" freestanding signs. For Comprehensive Sign Plan for faces Target; the elevation labeled "east"faces Pet the wall sign application, the Hollymead Town Center Smart. revise the design of the Area B. Individual letters with sign shown on the long red faces are required for The applicant's response memo states that the north side elevation (facing the proposed wall signs. and west elevations have no signs and that other walls Pet Smart building) to are not visible from the EC street. Assuming the Rt. meet the design criteria of 29 Entrance Corridor runs north -south, the elevation the approved drawings show wall signs on the west and south Comprehensive Sign Plan elevations. The west elevation faces into the shopping - individual letters with center and won't be visible from the EC street, and red (Pantone 187) faces. therefore does not require ARB approval. The sign on the south elevation will have some visibility for viewers in northbound vehicles on the EC and for pedestrians. There will be more space between the new building and the adjacent Pet Smart building than there currently is (opening up the view), and visibility increases in the fall and winter months when the leaves have fallen from the trees. The illustrated sign type is not consistent with the approved Coin rehensive Sign Plan for this shopping center. n Figure 3 Figure 2: 2020 Pictometry image of the vacant TGI Friday's building. Pi&I Internet search results showing various designs for drive-thru window towers for Chipotle restaurant buildings. 12 SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Material and color of the metal tube and drive-thru window elements 2. The wall sign type Staff recommends approval with the following conditions: 1. Consider lightening the metal tube and metal drive-thru tower colors (possibly with a corresponding change in material) for greater coordination with the colors of the rest of the building and the overall shopping center. 2. If the metal tubes are to be illuminated, include details on the lighting plan. 3. Revise the plans and elevations to show the locations of building- and ground -mounted equipment and to show how the equipment will be screened. If there will be no equipment, note this on the plan. 4. Revise the screen wall elevation to show the existing windows. 5. Add the standard mechanical equipment note to the architectural drawings: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 6. Revise the lighting plan to indicate a bronze finish for light fixtures and poles. 7. Update the lighting plan to include details on the light fixtures proposed above the metal tube wall feature. If no lighting of this type is proposed, include a note stating this on the plan. 8. Revise the landscape plan to specify a more practical planting size for the Mount Vernon English Laurel. 9. Continue the tree protection fencing along the EC street side of the property. 10. Separate applications are required for wall and freestanding signs. For the wall sign application, revise the design of the sign shown on the long side elevation to meet the design criteria of the approved Comprehensive Sign Plan - individual letters with red (Pantone 187) faces. ATTACHMENTS Attach. 1: ARB2022-32: Chipotle Site Plan Attach. 2: ARB2022-32: Chipotle Architectural Drawings 13