HomeMy WebLinkAboutARB201400025 Staff Report 2014-02-241
ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name ARB-2013-25: Bojangles
Review Type Advisory Review of a Special Use Permit, Preliminary Site Development Plan
Parcel Identification 078000000073A2
Location 2013 Abbey Road, on the south side of Rt. 250 between the Applebee’s and the bank in the Rivanna Ridge Shopping
Center
Zoned Planned Development Mixed Commercial (PDMC), Entrance Corridor (EC)
Owner/Applicant Rivanna Ridge Charlottesville LLC/Shimp Engineering (Justin Shimp)
Magisterial District Rivanna
Proposal To construct a restaurant with drive-thru and associated site improvements.
Context The site is located in an established shopping center in the heavily developed commercial area of Pantops.
Visibility The proposed building will be readily visible from the Entrance Corridor. The drive -thru window will be visible on
the east side of the building.
ARB Meeting Date April 7, 2014
Staff Contact Margaret Maliszewski
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PROJECT HISTORY
DATE APPLICATION RESULT
Jan. 27, 2014 Pre-application meeting Staff met with the applicant prior to submittal to discuss potential design issues. The blank side
walls of the building and the color of the awnings were subsequently revised to address staff
concerns.
Various The ARB reviewed and approved numerous applications for signs in the shopping center, and for
the renovation of Applebee’s.
Nov. 11, 2003 ARB-2003-121 The ARB approved a plan for the three outparcels of the Rivanna Ridge Shopping Center,
following the review of preliminary applications.
Oct. 21, 1998 ZMA-1998-20: Pantops
PDMC
The BOS approved a rezoning which would allow the construction of the Rivanna Ridge Shopping
Center, including outparcels fronting Rt. 250.
ANALYSIS
REF GUIDELINE ISSUE RECOMMENDATION
Structure design
1 The goal of the regulation of the design of development
within the designated Entrance Corridors is to insure that
new development within the corridors reflects the
traditional architecture of the area. Therefore, it is the
purpose of ARB review and of these Guidelines, that
proposed development within the designated Entrance
Corridors reflect elements of design characteristic of the
significant historical landmarks, buildings, and structures
of the Charlottesville and Albemarle area, and to promote
orderly and attractive development within these corridors.
Applicants should note that replication of historic
structures is neither required nor desired.
The proposed building design is
compatible with forms and features of
the area’s historic buildings. The brick,
piers/pilasters, water table, division of
the walls into three parts (base, middle,
top), and the brick and cornice
detailing, all help relate to the historic
architecture of the area.
Five windows proposed on the side
walls of the building (beyond the
storefront) have different proportions
than the storefront windows at the
front, and they are proposed as glass
block windows. Glass block windows
are rarely proposed in the ECs. In this
case, they may be acceptable because
Consider revising the
proportions of the glass
block windows to
coordinate with the
proportions of the
storefront windows.
Staff recommends no
objection to the request
for the Special Use
Permit based on the
design of the drive-thru
window and lane.
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.
4 The examples contained in Appendix A should be used as
a guide for building design: the standard of compatibility
3
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.
the focus is on the storefront windows
at the front of the building. Revising
the proportions of the glass block
windows to match the proportions of
the front windows could provide
greater coordination.
The original color proposed for the
awnings was a bright orange. At staff’s
recommendation, the color was
changed. It is now proposed as a more
muted shade called “copper penny” that
appears to be appropriate.
The drive-thru window on the east
elevation is relatively small, with a
simple wall-mounted awning. This
basic design helps mitigate the drive-
thru impacts.
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.
11 The overall design of buildings should have human scale.
Scale should be integral to the building and site design.
The water table, brick material and
windows with awnings help establish a
human scale in the building.
None.
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.
The red brick will relate well to the
surrounding buildings. The scale, mass
and height of the proposed building are
coordinated with the surrounding
shopping center buildings and will help
maintain a cohesive look for the
shopping center. These features
visually connect the buildings, though
physical architectural connections are
not provided.
None.
10 Buildings should relate to their site and the surrounding
context of buildings.
12 Architecture proposed within the Entrance Corridor should
use forms, shapes, scale, and materials to create a cohesive
4
whole.
14 Arcades, colonnades, or other architectural connecting
devices should be used to unify groups of buildings within
a development.
13 Any appearance of “blankness” resulting from building
design should be relieved using design detail or vegetation,
or both.
The back 2/3 of the building has few
doors or windows. These wall areas are
mostly brick and EIFS, but the use of
piers/pilasters, a water table, and the
change of materials at the top of the
wall establish a scale and proportions
that sufficiently mitigate the blankness.
None.
15 Trademark buildings and related features should be
modified to meet the requirements of the Guidelines.
Some changes have been made to the
standard Bojangle’s design. The color
of the awnings has been revised from a
bright orange to a “copper” color and
the amount of brick used for the walls
has been increased from the original
proposal.
None.
16 Window glass in the Entrance Corridors should not be
highly tinted or highly reflective. Window glass in the
Entrance Corridors should meet the following criteria:
Visible light transmittance (VLT) shall not drop below 40%.
Visible light reflectance (VLR) shall not exceed 30%.
Specifications on the proposed window glass should be
submitted with the application for final review.
Details on window glass have not yet
been provided.
Provide glass specs on
the architectural
drawings indicating that
visible light
transmittance (VLT)
shall not drop below 40%
and visible light
reflectance (VLR) shall
not exceed 30%.
Accessory structures and equipment
17 Accessory structures and equipment should be integrated
into the overall plan of development and shall, to the
extent possible, be compatible with the building designs
used on the site.
Rooftop mechanical units are proposed.
The elevation drawings show that the
units do not extend above the parapet
walls.
None.
18 The following should be located to eliminate visibility
from the Entrance Corridor street. If, after appropriate
siting, these features will still have a negative visual
A dumpster is proposed at the back of
the site. It will be visible from the EC
but it is not expected to have a
Provide a dumpster
screen detail on the plan.
Coordinate screening
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impact on the Entrance Corridor street, screening should
be provided to eliminate 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.
significant impact on the EC. Screening
details have not yet been provided.
Drive-thru related items, such as menu
boards, are not shown on the plan. Such
items could have an impact on the
appearance of the site from the EC.
materials with building
materials.
Revise the plan to show
the locations of all drive-
thru related items.
Provide screening to
ensure an appropriate
appearance 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.
20 Surface runoff structures and detention ponds should be
designed to fit into the natural topography to avoid the
need for screening. When visible from the Entrance
Corridor street, these features must be fully integrated
into the landscape. They should not have the appearance
of engineered features.
The plan shows a relocated storm pipe
that doesn’t appear to negatively
impact the site layout or landscaping.
None.
44 Natural drainage patterns (or to the extent required, new
drainage patterns) should be incorporated into the finished
site to the extent possible.
21 The following note should be added to the site plan and
the architectural plan: “Visibility of all mechanical
equipment from the Entrance Corridor shall be
eliminated.”
This note will be needed on the plans. Add the standard
mechanical equipment
note to the site and
architectural plans.
Lighting Light poles exist at the site and wall
packs are shown on the architectural
drawings, but detailed lighting plans
have not yet been provided for review.
Provide complete
lighting information for
review.
Landscaping A detailed landscape plan has not yet
been provided for review. Plants are
shown on the plan, but species and
sizes are not provided.
Provide a complete
landscape plan for
review.
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 3½
inches caliper (measured 6 inches above the ground) and
The plan shows some trees and shrubs
existing along the EC frontage, but the
trees are not located consistently across
the frontage.
Provide a sufficient
quantity of EC frontage
trees to meet the 35’
spacing requirement.
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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:
a. Large trees should be planted parallel to all interior
roads. Such trees should be at least 2½ 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.
Abbey Road runs along the south side
of the site. A sanitary easement runs
along the road, so trees are not located
there, but shrubs are shown along the
frontage.
None.
34 Landscaping along interior pedestrian ways:
a. Medium trees should be planted parallel to all interior
pedestrian ways. Such trees should be at least 2½ 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.
Sidewalks run along the EC and along
Abbey Road. The EC frontage trees are
provided between the sidewalk and the
site’s travel aisle, so additional
sidewalk trees aren’t needed in this
case. The sanitary sewer easement
precludes planting trees along Abbey
Road.
None.
35 Landscaping of parking areas:
a. Large trees should align the perimeter of parking areas,
located 40 feet on center. Trees should be planted in the
interior of parking areas at the rate of one tree for every 10
parking spaces provided and should be evenly distributed
throughout the interior of the parking area.
b. Trees required by the preceding paragraph should
The plan shows four interior parking
lot trees, which meets the requirement
for the 40 parking spaces that are
shown.
Some new shrubs are shown at the
front end of the building and in parking
Provide a plant schedule
for review.
Be sure the plans clearly
show existing plants to
remain and to be
removed.
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measure 2½ 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.
islands. It appears that existing shrubs
in the long parking islands are to
remain, but this should be further
clarified on the plan.
36 Landscaping of buildings and other structures:
a. Trees or other vegetation should be planted along the
front of long 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.
Shrubs are shown at the base of the
walls below the storefront windows at
the front (EC) end of the building. No
plants are provided along the side walls
that are primarily brick. The addition of
plants along the side walls would
further soften the appearance.
Provide a plant schedule
for review.
Consider continuing the
shrub planting along the
two back bays of both
side elevations.
37 Plant species: a. Plant species required should be as
approved by the Staff based upon but not limited to the
Generic Landscape Plan Recommended Species List and
Native Plants for Virginia Landscapes (Appendix D).
A detailed landscape plan has not yet
been provided for review.
38 Plant health: The following note should be added to the
landscape plan: “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.”
The note will be needed on the plan. Provide the standard
planting note on the plan.
Development pattern
6 Site development should be sensitive to the existing
natural landscape and should contribute to the creation of
an organized development plan. This may be
accomplished, to the extent practical, by preserving the
trees and rolling terrain typical of the area; planting new
trees along streets and pedestrian ways and choosing
species that reflect native forest elements; insuring that
any grading will blend into the surrounding topography
The proposed plan revises the current
site layout to provide a drive-thru lane
around the building, two rows of
angled parking at the sides of the site,
and a one-way travelway between the
drive-thru lane and the angled parking.
The building is oriented parallel to the
Staff recommends no
objection to the request
for the Special Use
Permit based on the
design of the drive-thru
window and lane.
8
thereby creating a continuous landscape; preserving, to the
extent practical, existing significant river and stream
valleys which may be located on the site 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.
EC, with the front facing the EC and
the drive-thru lane wrapping around the
back of the building. The layout
appears organized and appropriate for
the EC.
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 32.5.6.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 surrounding conditions by limiting the use of
retaining walls and by shaping the terrain through the use
of smooth, rounded land forms that blend with the
existing terrain. Steep cut or fill sections are generally
The site has already been graded. Little
additional grading is anticipated.
None.
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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.
There are existing trees and shrubs on
site. A more detailed plan is needed to
determine potential impacts and
required replacements.
Provide a complete
landscape plan for
review.
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 The preliminary designs show Bojangle’s signs on the front and side elevations. They appear to
be internally illuminated channel letters with red faces. Details on the sign design have not yet
been provided; however, it should be noted that red acrylic #2283 is not an approvable shade of
red.
The drawings also show stars etched into the EIFS surfaces at the curved “pediments” and in
the EIFS panels at the tops of the piers/pilasters that flank the front bays. These stars are
considered signage and count toward the total allowable sign area for the building. The top of a
pier or pilaster isn’t a traditional location for signage; it is recommended that the stars be
eliminated from those locations.
Sign permits will be
required for all wall
signs. Note that red
acrylic #2283, and its
equivalents, are not
approvable shades of red.
Eliminate the stars from
the piers and pilasters.
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SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The drive-thru window and lane – location, design, appropriateness for the EC
2. The glass block windows
3. The awning color
4. The star signs
5. The overall building design
6. Shrubs along the side elevations
Regarding the request for the Special Use Permit:
Staff recommends that the ARB forward the following recommendation to the Planning Commission:
The ARB has no objection to the request for the SP based on the design of the drive-thru window and lane as illustrated in the
February 17 and February 20, 2014 architectural elevations and the February 20, 2014 conceptual site layout.
Regarding the preliminary design:
Staff offers the following comments on the preliminary design:
1. Consider revising the proportions of the glass block windows to coordinate with the proportions of the storefront windows.
2. Provide glass specs on the architectural drawings indicating that visible light transmittance (VLT) shall not drop below 40% and visible
light reflectance (VLR) shall not exceed 30%.
3. Provide a dumpster screen detail on the plan. Screening materials should be coordinated with building materials.
4. Revise the plan to show the locations of all drive-thru related items. Provide screening to ensure an appropriate appearance from the EC.
5. Add the standard mechanical equipment note to both the site and architectural plans: “Visibility of all mechanical equipment from the
Entrance Corridor shall be eliminated.”
6. Provide complete information on lighting for review.
7. Provide a sufficient quantity of EC frontage trees to meet the 35’ on center requirement.
8. Be sure the plans clearly show existing plants to remain and to be removed.
9. Provide a plant schedule for review.
10. Consider continuing the shrub planting along the two back bays of both side elevations.
11. Provide the standard planting note on the plan: “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 overal l health of
the plant.”
12. Provide a complete landscape plan for review.
13. Sign permits will be required for all wall signs. Note that red acrylic #2283, and its equivalents, are not approvable shades of red.
14. Eliminate the stars from the piers and pilasters.
11
TABLE A This report is based on the following submittal items:
Sheet # Drawing Name Drawing Date/Revision Date
- Color elevation drawings (2 sheets) February 17, 2014
ELEV-1 Front and left side elevation February 20, 2014
ELEV-2 Rear and right side elevation, waste enclosure options February 20, 2014
1 of 1 Conceptual Site Layout February 20, 2014
- Site photo: Bojangles site view of level pad – west on Route 250 -
- Site photo: Bojangles site view of level pad – east on Route 250 (approach
from below grade)
-
- Materials sample board: Metal roof: Pac Clad, copper penny; Aluminum
storefront, Kawneer, clear anodized; Brick: Triangle Brick Co., Old South
Handform; EIFS: Sto Corp., NA12-0023, Sto Powerwall 80296 fine finish
-