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HomeMy WebLinkAboutARB201300179 Staff Report 2013-12-10ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB- 2013 -179: 5th Street Development Review Type Preliminary Review of a Site Development Plan; Advisory Review for a Drive -thru Window Parcel Identification 076000000055A0, 76MI000000100 Location On the southeast side of 5 1 Street, south of Moores Creek, northwest of the Holiday Inn and north of I64 Zoned Highway Commercial (HC), Entrance Corridor (EC) Owner /Applicant FTV Investments LLC/Piedmont Development (Katurah Roell) Magisterial District Scottsville Proposal To construct one of three commercial/retail buildings with associated site improvements, including a drive -thru window, which requires a Special Use Permit. Context The site is located in an area of mixed development. Hotels are located to the south and northwest. Residential development is located to the southeast and northeast. The Christian Aid Mission is located to the west. Moore's Creek and Biscuit Run border the site on the north and east. The border between the County and the City of Charlottesville is located just to the north. Visibility From the 5th Street Entrance Corridor, the north, east and west elevations of Building A will be visible, the north and east elevations of Building B will be visible, and Building C may be visible at a distance. Visibility from the 164 Entrance Corridor is limited due to trees in the right -of -way. ARB Meeting Date February 3, 2014 Staff Contact Margaret Maliszewski SITE HISTORY ARB applications were previously submitted for Cracker Barrel and Texas Roadhouse restaurants at this site, but they were indefinitely deferred or withdrawn by the applicants. A pre - application conference was held on October 28, 2013 for this proposal and preliminary EC comments were provided at that time. (See Attachment A.) A Special Use Permit application has been submitted for a drive -thru window associated with Building A in the current proposal. An amendment to the approved proffers and application plan for the 1999 rezoning of this property is also under review. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION Structure design 1 The goal of the regulation of the design of development The proposed building uses brick as a Revise the architectural within the designated Entrance Corridors is to insure that new primary material, but has no other design to better reflect the development within the corridors reflects the traditional particular connection to local historic traditional architecture of architecture of the area. Therefore, it is the purpose of ARB architecture or to nearby buildings. It the area. review and of these Guidelines, that proposed development follows a standard strip shopping center within the designated Entrance Corridors reflect elements of format with minimal references to Revise the architectural design characteristic of the significant historical landmarks, traditional commercial architecture: the design to provide buildings, and structures of the Charlottesville and Albemarle area, and to promote orderly and attractive development front elevation is divided by pilasters into additional detailing and within these corridors. Applicants should note that replication bays and the bays are composed of a sign better proportions above of historic structures is neither required nor desired. band above an awning above storefront windows. In this case, the sign band is the awnings and to eliminate the appearance of 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically EIFS, there is no detailing above the an overscaled sign band. significant buildings in the Charlottesville and Albemarle band, and the band appears overscaled. area. Photographs of historic buildings in the area, as well as Pilasters are identified as "Harvard Brik" Provide material and color drawings of architectural features, which provide important which is a structural veneer product. samples for review. examples of this tradition are contained in Appendix A. Pilasters have a cast stone sill and a rock - face block base. Material and color Provide additional detail to 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with samples have not been submitted. break -up the blankness of the area's historic structures is not intended to impose a rigid the side elevation bays. design solution for new development. Replication of the design of the important historic sites in the area is neither On the side elevations, EIFS is proposed intended nor desired. The Guideline's standard of for wall surfaces between the pilasters. compatibility can be met through building scale, materials, The "back" half of the side elevations are and forms which may be embodied in architecture which is contemporary as well as traditional. The Guidelines allow blank EIFS walls. individuality in design to accommodate varying tastes as well asspecial 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. 10 Buildings should relate to their site and the surrounding context of buildings. 11 The overall design of buildings should have human scale. Scale should be integral to the building and site design. 13 Any appearance of "blankness" resulting from building design should be relieved using design detail or vegetation, or both. 16 Window glass in the Entrance Corridors should not be highly No information on glass has been Provide specs on the tinted or highly reflective. Window glass in the Entrance submitted. proposed window glass Corridors should meet the following criteria: Visible light confirming that visible transmittance (VLT) shall not drop below 40%. Visible light light transmittance shall reflectance (VLR) shall not exceed 3001o. Specifications on the not drop below 40% and proposed window glass should be submitted with the visible light reflectance application for final review. shall not exceed 30 %. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into Parapet walls are proposed to screen Provide a dumpster screen the overall plan of development and shall, to the extent rooftop equipment from view. A wooden detail in the plan. possible, be compatible with the building designs used on the fence with shrubs is proposed to screen site. the dumpster, although no fence detail appears in the plan. Show the rooftop equipment on the elevation 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these drawings to confirm that features will still have a negative visual impact on the Entrance visibility will be Corridor street, screening should be provided to eliminate eliminated. visibility. a. Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical equipment, f. Above - ground utilities, and g. Chain link fence, barbed wire, razor wire, and similar security fencing devices. 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. Lighting Lighting details haven't been provided, but wall Provide complete lighting information for review. Eliminate lights are shown on the building. up- lighting from the wall lights. Landscaping 6 Site development should be sensitive to the existing natural 3' /z" Scarlet Oaks are proposed 35 -40' on Clearly show all utilities landscape and should contribute to the creation of an center along the 5th Street EC frontage. and easements on the organized development plan. This may be accomplished, to Dogwoods alternate with the Oaks and a landscape plan. Increase the extent practical, by preserving the trees and rolling terrain row of Inkberry Holly is also proposed. planting area to avoid typical of the area; planting new trees along streets and A sewer line runs along the frontage, but planting and utility pedestrian ways and choosing species that reflect native no sewer easement is shown. It appears conflicts without reducing forest elements; insuring that any grading will blend into the surrounding topography thereby creating a continuous that there is a conflict between the amount of landscaping landscape; preserving, to the extent practical, existing landscaping and utilities that must be proposed. significant river and stream valleys which may be located on resolved to meet the EC Guidelines. the site and integrating these features into the design of Increasing the planting area may be Increase the number of surrounding development; and limiting the building mass and required. shrub species proposed so height to a scale that does not overpower the natural settings that the number of shrubs of the site, or the Entrance Corridor. Only a single shrub species is proposed on site. Increasing the number of species proposed for any one species does not exceed 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share could help ensure the health of the 25% of the total number of similar characteristics. Such common elements allow for landscape. shrubs proposed. more flexibility in the design of structures because common landscape features will help to harmonize the appearance of The plant schedule lists 61 Inkberry Coordinate the plant development as seen from the street upon which the Corridor is centered. Holly, but the plan shows 71. schedule and the plan regarding the number of 32 Landscaping along the frontage of Entrance Corridor streets should include the following: Inkberry Holly shown. a. Large shade trees should be planted parallel to the Entrance Corridor Street. Such trees should be at least 31/2 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: Allee Elms are proposed along the Clearly show all utilities a. Large trees should be planted parallel to all interior roads. entrance drive, but a number of utilities and easements on the Such trees should be at least 2%2 inches caliper (measured six cross through the area. landscape plan. Increase inches above the ground) and should be of a plant species planting area to avoid common to the area. Such trees should be located at least planting and utility every 40 feet on center. conflicts without reducing 35 Landscaping of parking areas: The south side of the parking lot (aligned the amount of landscaping a. Large trees should align the perimeter of parking areas, with Biscuit Run) is adjacent to on -site proposed. located 40 feet on center. Trees should be planted in the wooded area and stream buffer. The west interior of parking areas at the rate of one tree for every 10 side of the parking lot is adjacent to a parking spaces provided and should be evenly distributed property line and off -site wooded area. throughout the interior of the parking area. Trees and shrubs are not provided along b. Trees required by the preceding paragraph should measure these parking lot perimeters. However, a 2'/2 inches caliper (measured six inches above the ground); rain garden is proposed and some interior should be evenly spaced; and should be of a species common parking lot trees are provided near the to the area. Such trees should be planted in planters or perimeters. It is anticipated that the on- and medians sufficiently large to maintain the health of the tree off -site wooded areas and proposed trees and shall be protected by curbing. are sufficient in lieu of the perimeter trees c. Shrubs should be provided as necessary to minimize the on these sides of the parking lot. parking area's impact on Entrance Corridor streets. Shrubs should measure 24 inches in height. Interior parking lot trees are provided in sufficient numbers; however, various utilities cross the site and appear to conflict with much of the proposed planting. Development pattern 14 Arcades, colonnades, or other architectural connecting Building A is oriented parallel to the EC, Include elevations for devices should be used to unify groups of buildings within a with the front elevation facing the road. Buildings B and conceptual development. Buildings B and C are not oriented parallel to the EC. What appears to be the elevations for Building C with the next ARB 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the front of Building B is angled toward the submittal. corridor should be as follows: 5th Street EC. What appears to be the a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks should guide the layout of the site. front of Building C is oriented toward the Staff recommends that the b. In general, buildings fronting the Entrance Corridor street south side of Building B. Buildings B ARB forward a should be parallel to the street. Building groupings should be and C will have less impact on the EC (if recommendation of "no arranged to parallel the Entrance Corridor street. their height does not exceed that of objection" to the Planning c. Provisions should be made for connections to adjacent Building A) due to their greater distance Commission on the request pedestrian and vehicular circulation systems. from it, and their position partially for the drive -thru use, d. Open spaces should be tied into surrounding areas to behind other buildings, but they will still based on the layout and provide continuity within the Entrance Corridor. be visible. landscaping in the e. If significant natural features exist on the site (including 12/9/2013 plan. creek valleys, steep slopes, significant trees or rock The building arrangement is part of the outcroppings), to the extent practical, then such natural proposed rezoning amendment. A related Staff recommends the ARB features should be reflected in the site layout. If the provisions of Section 32.5.6.n of the Albemarle County proffer states that all buildings will be forward the following Zoning Ordinance apply, then improvements required by that oriented towards the EC. The position of recommendation to the PC section should be located so as to maximize the use of Building C does not meet this proffer. regarding the proposed existing features in screening such improvements from Screening plants along the property line amendment to the Entrance Corridor streets. west of Building C, if free of utilities and rezoning: With appropriate f. The placement of structures on the site should respect easements, could further limit the impact landscaping along the existing views and vistas on and around the site. of Building C on the 5th Street EC. property line west of Building C, Building C Building A is proposed as an initial phase need not be oriented to 5th of development, and architectural designs Street. have not been provided for Buildings B and C. Historically, the ARB has not granted final site plan approval without review and approval of the architecture for all proposed buildings. Elevations for Building B and conceptual level elevations for Building C should be submitted for review. A drive -thru window is proposed on the east elevation of Building A. It is a simple pick -up window below an awning. The wall area immediately around the window and awning is faced with Harvard Brik. The site layout provides for vehicles stacking behind the building, away from the 5th Street EC, and trees are provided in an island next to the drive -thru lane. These features are expected to sufficiently limit visual impacts of the drive -thru use on the EC. Site Grading 40 Site grading should maintain the basic relationship of the site to 15' retaining walls are proposed on the None. surrounding conditions by limiting the use of retaining walls south and east sides of the site and are and by shaping the terrain through the use of smooth, rounded not expected to be visible from the 5th land forms that blend with the existing terrain. Steep cut or fill Street EC. The walls are not expected to sections are generally unacceptable. Proposed contours on the be visible from 164 due to topography grading plan shall be rounded with a ten foot minimum radius and on- and off -site wooded area. 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 There is existing wooded area to remain Clarify on the plans the drip line of any trees or other existing features designated for on site, but it is not clearly shown on the wooded area to remain and preservation in the final Certificate of Appropriateness. plans. show tree protection Adequate tree protection fencing should be shown on, and fencing. 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. SIGNS Basic representations of signs are shown in the sign bands, but no details are provided and no comprehensive sign plan has been submitted. Submit a comprehensive sign plan with the next ARB submittal. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primM points of discussion: 1. The design of Building A: relationship to local historic architecture and nearby buildings; proportions /detailing of the sign band 2. Building materials and colors — the Harvard Brik and EIFS 3. Landscaping and utilities 4. The location and design of the drive -thru 5. Buildings B and C: visibility, orientation to 5th Street, expectations for future review Regarding the he request for the Special Use Permit for the Drive -thru Window, staff recommends that the ARB forward the following recommendation to the Planning Commission: The ARB has no objection to the proposed drive -thru use based on the layout and landscaping in the plan dated 12/9/13. Regarding the h� e request for the Amendment to the Rezoning, staff recommends that the ARB forward the following recommendation to the Planning Commission: With appropriate landscaping along the property line west of Building C, Building C need not be oriented to 5th Street. Regarding the preliminary site and architectural proposal, staff offers the following comments: 1. Revise the architectural design of Building A to reflect the traditional architecture of the area. 2. Revise the architectural design of Building A to provide additional detailing and better proportions above the awnings. Avoid the appearance of an overscaled sign band. 3. Provide material and color samples for review. 4. Provide additional detail to break -up the blankness of the side elevation bays of Building A. 5. Provide specs on the proposed window glass for Building A confirming that visible light transmittance shall not drop below 40% and visible light reflectance shall not exceed 30 %. 6. Provide a dumpster screen detail in the plan. 7. Provide complete lighting information for review. Eliminate up- lighting from the wall lights. 8. Clearly show all utilities and easements on the plan. 9. Increase planting area to avoid planting and utility conflicts without reducing the amount of landscaping proposed. 10. Increase the number of shrub species proposed so that the number of proposed shrubs for any one species is limited to 25% of the total number of shrubs proposed. 11. Coordinate the plant schedule and the plan regarding the number of Inkberry Holly shown. 12. Include elevations for Buildings B and conceptual elevations for Building C with the next ARB submittal. 13. Clarify on the plans the wooded area to remain and show tree protection fencing. 14. Submit a comprehensive sign plan with the next ARB submittal. TABLE A This report is based on the following submittal items: Sheet # rawing Name Drawing Date /Revision Date 1 Cover 12/9/13 2 Exiting Conditions & Demolition Plan 12/9/13 3 1 Layout Plan 12/9/13 4 Lighting Plan 12/9/13 5 Utilities Plan 12/9/13 6 Grading & Drainage Plan 12/9/13 7 Site Sections 12/9/13 SK -1 Exterior Elevations — North and East (black & white and color) 11 -12 -13 - Site photos - ATTACHMENT A 5th Street Development: 10/28/2013 Pre - Application Meeting — EC comments • Check utilities for landscape coordination. Planting area may need to be increased to meet ARB landscape requirements. Planting must be clear of utilities and easements. • Is the material that is rendered as brick, real brick, or is it EIFs colored and patterned to look like brick? If the latter, recommend revise to real brick. • The wall area above the awnings needs more detailing, better proportions. As currently illustrated, it looks like a billboard. • All equipment (rooftop and ground- mounted) must be positioned to not be visible from the EC. This should not result in a parapet that looks over - scaled. • Generally, the building needs additional detailing. • The center bay of the fagade could use further divisions. • Architecturally, what is the connection to the historic architecture of the county? • Interior parking lot trees will be required, in addition to perimeter parking lot trees. • Pole light height, includes bases, shall not exceed the height of the building and shall not exceed 20'. • Eliminate up- lighting from the wall lights. • Submit sign design criteria for review with the ARB application. Comprehensive sign criteria will need to be approved before final ARB approval is given for the building and site. • The ARB will review the initial site plan. ARB approval is required prior to final site plan approval. 10