Loading...
HomeMy WebLinkAboutSDP200800154 Review Comments Preliminary Site Plan 2009-12-10ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #: Name ARB- 2009 -102: Re- Store'n Station Fuel Pump Station and Signs Review Type Preliminary Review of a Site Development Plan Certificate of Appropriateness for Signs Parcel Identification Tax Map 55B, Parcel 1 Location Located on the south side of Rockfish Gap Turnpike (Rt 250 W) approximately 1500 feet west of the intersection with Old Trail Drive. Zoned Highway Commercial (HC), Entrance Corridor (EC) Owner Jeffries II LLC, Jeffrey Sprouse Applicant Jo Higgins Magisterial District Whitehall Proposal To construct a convenience store and gas station with associated fuel pump canopies. To construct an LED illuminated freestanding fuel sign, a gas pump canopy sign, a building entrance sign, and an externally lit building sign. ARB Meeting Date December 21, 2009 Staff Contact Eryn Brennan SITE/PROJECT HISTORY The ARB reviewed a preliminary site development plan for a gas station and associated fuel pump canopies for this site on February 2, 2009. Comments were provided to the applicant for the benefit of their next submission (Attachment A). On May 18, 2009, the applicant submitted a revised concept plan that was reviewed by the ARB during a work session. Comments were again provided to the applicant for the benefit of their next submission (Attachment B). The applicant has submitted a detailed response in their current submittal to the recommendations from staff's original staff report for the February 2, 2009 ARB meeting, and from the May 18, 2009 work session. CONTEXT The subject parcel is 4.06 acres in size and located south of Rockfish Gap Turnpike (Route 250 West), approximately 850 feet east of the intersection at Interstate 64. The entire site is grassy, and the front (north) half of the site is flat, while the rear (south) half slopes down to the adjoining parcels to the rear. An existing wooded area is located along the east edge of the parcel adjacent to Free Town Lane where the property line is shown. To the north across Route 250 lie two single - family residences and the D and W Market and gas station, with two fuel pumps and a canopy. The parcel across Free Town Lane to the east is a developed site owned by the Yancey Lumber Corporation containing a one -story building and multiple trucks and storage containers. The adjoining parcel to the west contains a one -story building (Crozet Moose Lodge). ARB 12/21/2009 Re- Store'n Station - Page 1 VISIBILITY The proposed building will be highly visible from the EC. The front canopy also will be clearly visible from the EC, and the rear canopy is expected to be somewhat less visible from the EC. The proposed externally illuminated wall sign, monument sign, hanging entrance sign, and fuel pump canopy sign will be clearly visible from the EC. PROJECT DETAILS /CHANGE TO THE PROPOSAL The applicant proposes to construct a 4,750 sq. ft. two -story building in the center of the lot approximately 180 feet from the EC, one three -pump island fuel canopy parallel to and east of the main building, and one two -pump island fuel canopy perpendicular to the south end of the proposed building. The proposed building includes a convenience store on the lower floor and 1,000 sq. ft. of finished office space on the second floor. It consists of a wood frame with exterior brick sheathing, dormer windows on the east and west elevations, gable roofs on the north and south elevations with Hardiplank siding, and columns set on piers circumscribing the building. The site plan shows a future proposed structure and graded area west of the convenience store building; however, this future phase is not being proposed at this time. The applicant is proposing to install an LED illuminated freestanding monument fuel sign, a gas pump canopy channel letter sign, a sign over the entrance on the north elevation, and an externally illuminated building sign in the gable on the north elevation. Details of the sign proposals are outlined in Attachment C. ANALYSIS based on: • Building elevations and fuel pump canopy elevation, dated October 21, 2009 • Site Plan Sheets 1 -12, date September 18, 2008 • Sign analysis based on five sign drawings received November 2, 2009 • A material sample board for the proposed building and fuel pump canopies, submitted November 2, 2009 SITE ISSUES: Issue: Site Layout Comments: • Two rows of parking are proposed between the building and the EC. Since no construction is proposed west of the building at this time, relocating some of the front parking area to this side area could help mitigate the impact of the development on the EC. • Two 10' x 30' dumpster enclosures are shown in the southeast corner of the development. Although the applicant has indicated that stockade fencing will be used to construct the enclosures and a material sample has been provided, details about the design of the dumpster enclosures are not included on the plan. • The applicant has indicated that a strip of property along the east was sold and is no longer owned by the property owner proposing this development; however, the site plan shows the property line existing along the edge of Free Town Lane. Recommendations: • Include a dumpster enclosure detail on the site plan; illustrate the design and identify the height and the material. Include the material information in the material schedule. ARB 12/21/2009 Re- Store'n Station - Page 2 • Revise the site plan to show the accurate location of the property line. Issue: Site Grading Comments: 1. An existing wooded area is located along the east edge of the parcel (as shown on the site plan) adjacent to Free Town Lane. Sheet 3 Existing Conditions and Demolition Plan identifies the wooded area, extending approximately 35 feet west of the eastern property line, and Sheet 6 Grading Plan shows that grading is proposed approximately 15 feet west of the eastern property line. The applicant has indicated that a strip of property along the eastern edge is no longer part of the parcel on which the development is proposed. However, regardless of property ownership, comparing Sheet 3 to Sheet 6 indicates that grading would occur under the drip line of existing trees. 2. The site grading shown on Sheet 6 Grading Plan along the south, east, and west edges of the proposed development cut into the existing topography at 90 degree (and greater) angles, which does not meet the EC Guideline that states cut slopes should be rounded to meet adjacent conditions. 3. Steep grading is also shown around a "future" building that is not currently proposed to be constructed, which presents an inappropriate engineered appearance, maximizes rather than minimizes the impact of the development on the site, and prevents the development from tying into the existing landscape. Recommendations: 1. Revise Sheet 6 Grading Plan to show the location and drip line of existing trees located along the eastern edge of the property line. Also show tree protection fencing on the plan for this wooded area. 2. Revise the site grading shown on Sheet 6 Grading Plan along the south, east, and west edges of the proposed development to show cut and/or fill slopes that are rounded (10 foot minimum radius) to meet the existing condition. Revise the grading plan, as necessary, to keep all proposed grading 5 feet minimum off of the property line or provide evidence of a grading easement with the adjoining owner. 3. Revise Sheet 6 to eliminate grading around the "future" building that is not currently proposed to be constructed. Issue: Plantings — Sheet 10 Landscaping /Site Lighting Plan Comments: 1. The 35 foot wide buffer of existing trees along the eastern property line is not shown on the landscape plan; therefore, it cannot be determined if the location and species of the proposed plantings in this area are compatible with the existing trees. Grading is also shown under the drip line of existing trees in this area. 2. The EC Guidelines require large shade trees 35' on center along EC frontage. Using this calculation, 11 large shade trees are required along the EC and only nine are proposed. 3. No flowering ornamental trees are proposed in conjunction with the plantings fronting the EC, although they are required by the EC Guidelines. 4. The planting scheme along the EC shows staggered trees intermixed with Abelia shrubs planted in straight, linear rows. The contrast of staggered trees and linear rows of shrubs presents an uncoordinated appearance. 5. No perimeter parking lot trees are shown lining the north and west portions of the parking area closest to the EC. Trees are required to align parking areas 40' on center; therefore, at least three trees are required along the north portion of the parking area and at least two trees are required ARB 12/21/2009 Re- Store'n Station - Page 3 along the west portion of the parking area. Also, no shrubs have been proposed along the west portion of the parking area to help mitigate the impact of the proposed parking on the EC. 6. The straight rows of Abelia shrubs proposed along the north portion of the parking area closest to the EC, flanking the entrance drive, and along the eastern portion of the development are not coordinated and integrated with other plantings proposed in these areas and do not present a natural appearance. 7. Pinus Strobus (Eastern White Pine) should not be included in the plant schedule due to a current insect infestation killing these trees. The applicant has indicated that these trees will be replaced on the final site plan. 8. The following standard note has not been included on 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." 9. Notes 4 and 5 in the Landscape Planting Notes state that trees will be planted in groups of three and that "the final layout should resemble a random and natural placement of plants," but the notes do not specify which trees. Additionally, the notes are contrary to the planting scheme shown on the plan along the south and west parcel boundaries. The plants proposed along the south and west perimeters of the site present a repeating pattern not in harmony with the existing topography and natural character of the site. Recommendations: 1. Revise the landscape plan to show the location of the existing trees along the eastern property line, along with tree protection fencing. Ensure that no grading occurs within the drip line of the trees. 2. Revise the landscape plan to show at least two additional large shade trees proposed along the EC. 3. Revise the planting scheme along the EC to include native flowering ornamental trees. 4. Revise the planting scheme along the EC to show the shrubs more interspersed among the proposed trees and dispersed in a random fashion, in groups of five or seven. 5. Revise the landscape plan to show at least three trees planted along the north portion of the parking area closest to the EC, and at least two trees planted along the west portion of the parking area. Include shrubs in conjunction with the trees along the west portion of the parking area to create a coordinated, unified planting scheme. 6. Revise the rows of Abelia shrubs along the north portion of the parking area closest to the EC, flanking the entrance, and along the eastern portion of the development to coordinate and integrate more with adjacent plantings and to present a less linear, and more natural appearance appropriate for the Rural Areas. 7. Replace the Pinus Strobus (Eastern White Pine) in the planting schedule with a screening tree that is not susceptible to insect infestation. 8. Include the following note on 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." 9. Revise the landscape plan to identify more specifically the trees discussed in notes 4 and 5, and revise the planting scheme along the west and south parcel boundaries to "resemble a random and natural placement of plants" as stated in note 5. Issue: Lighting — Excessive Illumination Comments: 1. The color and finish of the proposed light fixtures and poles have not been included in the ARB 12/21/2009 Re- Store'n Station - Page 4 luminaire schedule. 2. Some of the light level readings on Sheet 11 Photometric Plan are obscured by architectural elements and are not legible. 3. Light levels should be sufficient for safe fuel dispensing, but should not be excessive nor spill over onto adjacent properties or streets. According to the Illuminating Engineering Society (IES) standards, appropriate light levels for service station canopies range from 20 to 30 foot candles (fc). The 30 fc level corresponds to the typical maximum the ARB allows for vehicle display lots in the ECs. The light fixtures should also be flush - mounted to eliminate glare. Proposed light levels under the fuel canopies exceed 30 fc and reach a maximum of 57 fc. 4. According to the cutsheet for the OG light fixture, the fixture is 601A, not 608A as stated in the luminaire schedule. 5. The standard lighting note regarding spillover is missing from the plan. Recommendations: 1. Indicate in the luminaire schedule the color and finish of all light fixtures and light poles for the proposed development. Dark brown, dark bronze, or black are appropriate colors for light fixtures in the EC. 2. Revise Sheet 11 Photometric Plan to clearly show all the light levels in the calculation grid. 3. Revise the lighting plan to show that light levels under the canopies will not exceed 30 fc and state on the plan that the bottom of the fixture shall be flush with the ceiling of the canopy. 4. Coordinate the luminaire schedule with the cutsheet for the OG light fixture. 5. Add the following standard lighting note to the photometric plan: "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." ARCHITECTURAL ISSUES: Issue: Building Design Comments: 1. The configuration of the central gable on the second story of the north elevation does not correspond to the window and door openings on the first floor. Historically, such a gable would visually reinforce the building entrance, but it does not. The result is a confusing, awkward appearance. 2. The 8/1 window type, window proportions, and triple clustering of the windows on the north elevation present and awkward appearance. The 8/1 window type does not correspond to the 6/6 windows in the dormers on the second floor, and the proportions of the 8/1 windows appear exaggerated and overscaled. The two triple clusters of the windows proposed in the center of the first floor elevation result in a substantial amount of blank wall (approximately 12 feet) on each side of the building, which does not meet the EC Guidelines. 3. The elevations do not clearly define the rectangular elements on the east and west elevations. The material schedule indicates that the brick both inside and outside the rectangle is the same; therefore, there would be no visible change in the patterning of the brick. Furthermore, given the distance of the building from the EC, changes in brick patterning and/or color would not be substantial enough to eliminate the appearance of blank wall along these elevations. More substantial design changes, such as windows and/or vegetation would be appropriate for the east and west elevations. 4. The applicant has indicated that additional HVAC units may be located 5. The standard note regarding accessory structures and equipment is not included on the site plan. ARB 12/21/2009 Re- Store'n Station - Page 5 Recommendations: 1. Revise the distribution of the window and door openings on the first floor of the north elevation to correspond to and coordinate with the large, central gable on the second floor. Centering the entrance under the gable would be appropriate. 2. Revise the windows on the first floor to coordinate with the windows on the second floor. Ensure that the proportions of the revised windows on the first floor are appropriately scaled. Revise the distribution of the windows on the north elevation to avoid the appearance of any blankness on the wall. 3. Revise the east and west elevations to show the blank wall relieved by alternate architectural elements in conjunction with appropriate plantings to enhance the facades from the EC. 4. Include the following note on the site plan and architectural drawings, "No accessory structures or equipment shall be visible from the EC." Issue: Fuel Pump Canopies Comments: 1. The rear fuel pump canopy is expected to be visible from the EC. A site section should be submitted to better clarify the degree of visibility. The drawings should also clearly indicate the design of the rear canopy. 2. The fuel canopy elevation does not state the fascia material or method of illumination. Recommendations: 1. Provide site sections to clarify the extent of visibility of the rear two -pump island fuel canopy from the EC. Submit a detailed elevation drawing showing proposed materials, color, and signage. Add a note to confirm that the fascia will not be illuminated. SIGN ISSUES Issue: Number of Colors Used Comments: The colors proposed for all the signs are: Yellow Pantone 1205C, Green Pantone 377C, Brown Pantone 126C, Dark Green Pantone 350C. The proposed freestanding monument sign has an additional two colors: black and white. The EC Sign Guidelines state that three colors or fewer are appropriate for the EC. However, the four colors proposed for all the signs present a coordinated color palette appropriate for the EC. The additional black and white colors proposed for the freestanding monument sign are also appropriate with the proposed color palette. Measurements for the letters and logos have been provided on the sign drawings; however, the poor copy quality makes the information unclear. Recommendation: Revise all the sign drawings to clearly show the dimensions of the logo and lettering. Issue: Proposed Tenant Wall Signs Tenant Signs Comments: The applicant has submitted a written description of proposed tenant wall signs for the future building. The building is not proposed at this time; the elevations have been provided simply for information. It is premature to approve comprehensive sign guidelines for a building that is not actually proposed. However, it should be noted that conflicting information has been provided for these signs. The architectural elevations suggest that the signs are approximately 9" tall, which seems a bit small to be readable. The sign drawing shows 12" tall channel letters. The 12" tall letters would not comfortably fit the cornice without obscuring architectural detail. When the building /addition is submitted for review, alternate signage that is fully coordinated with the architecture of the building should also be submitted ARB 12/21/2009 Re- Store'n Station - Page 6 for review. Recommendation: Withdraw the current request for ARB review of the proposed tenant wall signs. When the building /addition is submitted for review, include with the submission alternate signage that is fully coordinated with the architecture of the building. Issue: Freestanding Monument Sign Comments: 1. No landscaping has been proposed to integrate the proposed monument sign into the overall development. 2. LED lighting is proposed for the gas pricing portion of the fuel sign. LED lighting has been approved for BP signs at Pantops, Forest Lakes, and Crozet. The reduced illumination note used for those signs would be appropriate at this site. 3. The sign drawing does not state that the cabinet of the monument sign will have an opaque background, as required by the EC Sign Guidelines. 4. The sign drawing does not indicate the color of the aluminum cabinet frame. 5. The sign drawing does not specify the color of brick proposed for the base. Recommendations: 1. Revise the landscape plan to clearly show how ground cover or other plants will integrate the monument sign into the overall landscape development of the site, as required by the EC Guidelines. Include proposed plantings in the plant schedule. 2. Include the following note on the drawing: "Daytime intensity limited to 70% of maximum intensity; Nighttime intensity limited to 16% of maximum intensity with automatic dimming at dusk." 3. Include the following note on the drawing: "Cabinet sign shall have a non - illuminated background, or an opaque background." 4. Indicate on the sign drawing the color of the aluminum cabinet frame. 5. Include a note on the sign drawing stating that the brick used for the monument sign base will match the brick used for the building. Issue: Entrance Sign Comments: Conflicting information has been provided for the entrance sign: • The architectural elevation drawing shows a sign similar to those proposed for the building addition, which are channel letters. The sign drawing shows a panel sign. • The height of the proposed panel sign is F -6 ", but a sign of this height would not comfortably fit in the cornice without obscuring architectural detail. • The drawing does not indicate whether the panel sign would be illuminated. A non - illuminated, hanging panel sign would be more appropriate for this location. Recommendations: Revise the architectural elevations and the entrance sign drawing to illustrate a non - illuminated hanging panel sign. Issue: Fuel Pump Canopy Sign Comments: The sign drawing does not state the mounting or method of illumination of the fuel pump canopy sign. Recommendations: Revise the fuel pump canopy sign drawing to state the method of illumination and mounting for the fuel pump canopy sign. Issue: Sign in North Gable Comments: A dimensioned drawing showing the location of the sign in the gable has not been provided. ARB 12/21/2009 Re- Store'n Station - Page 7 Details concerning the exterior lighting fixtures have not been provided. Recommendations: Provide a dimensioned drawing showing the location of the sign in the north gable. Provide cut sheets concerning the exterior lighting fixtures on the site plan and include all lighting information in the luminaire schedule and photometric plan. Issue: Outdoor /Storage Display Comments: Any storage or display of merchandise visible from the EC requires a Special Use Permit. The applicant has been informed of this and has indicated that no exterior storage or display of merchandise is required. Recommendations: None. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The parking proposed along the EC. 2. The grading along the south, east, and west portions of the development. 3. The landscaping along the EC and along the east edge of the parcel. 4. The location of the gable and distribution of window and door openings on the north elevation. 5. The excessive lighting under the fuel -pump canopies. Staff offers the following comments on the preliminary site plan: Site 1. Include a dumpster enclosure detail on the site plan; illustrate the design and identify the height and the material. Include the material information in the material schedule. 2. Revise the site plan to show the accurate location of the property line. 3. Revise Sheet 6 Grading Plan to show the location and drip line of existing trees located along the eastern edge of the property line. Also show tree protection fencing on the plan for this wooded area. 4. Revise the site grading shown on Sheet 6 Grading Plan along the south, east, and west edges of the proposed development to show cut and/or fill slopes that are rounded (10 foot minimum radius) to meet the existing condition. Revise the grading plan, as necessary, to keep all proposed grading 5 feet minimum off of the property line or provide evidence of a grading easement with the adjoining owner. 5. Revise Sheet 6 to eliminate grading around the "future" building that is not currently proposed to be constructed. 6. Revise the landscape plan to show the location of the existing trees along the eastern property line, along with tree protection fencing. Ensure that no grading occurs within the drip line of the trees. 7. Revise the landscape plan to show at least two additional large shade trees proposed along the EC. 8. Revise the planting scheme along the EC to include native flowering ornamental trees. 9. Revise the planting scheme along the EC to show the shrubs more interspersed among the proposed trees and dispersed in a random fashion, in groups of five or seven. 10. Revise the landscape plan to show at least three trees planted along the north portion of the parking area closest to the EC, and at least two trees planted along the west portion of the parking area. Include shrubs in conjunction with the trees along the west portion of the parking area to create a coordinated, unified planting scheme. ARB 12/21/2009 Re- Store'n Station - Page 8 11. Revise the rows of Abelia shrubs along the north portion of the parking area closest to the EC, flanking the entrance, and along the eastern portion of the development to coordinate and integrate more with adjacent plantings and to present a less linear, and more natural appearance appropriate for the Rural Areas. 12. Replace the Pinus Strobus (Eastern White Pine) in the planting schedule with a screening tree that is not susceptible to insect infestation. 13. Include the following note on 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." 14. Revise the landscape plan to identify more specifically the trees discussed in notes 4 and 5, and revise the planting scheme along the west and south parcel boundaries to "resemble a random and natural placement of plants" as stated in note 5. 15. Indicate in the luminaire schedule the color and finish of all light fixtures and light poles for the proposed development. Dark brown, dark bronze, or black are appropriate colors for light fixtures in the EC. 16. Revise Sheet 11 Photometric Plan to clearly show all the light levels in the calculation grid. 17. Revise the lighting plan to show that light levels under the canopies will not exceed 30 fc and state on the plan that the bottom of the fixture shall be flush with the ceiling of the canopy. 18. Coordinate the luminaire schedule with the cutsheet for the OG light fixture. 19. Add the following standard lighting note to the photometric plan: "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." Building 20. Revise the distribution of the window and door openings on the first floor of the north elevation to correspond to and coordinate with the large, central gable on the second floor. Centering the entrance under the gable would be appropriate. 21. Revise the windows on the first floor to coordinate with the windows on the second floor. Ensure that the proportions of the revised windows on the first floor are appropriately scaled. Revise the distribution of the windows on the north elevation to avoid the appearance of any blankness on the wall. 22. Revise the east and west elevations to show the blank wall relieved by alternate architectural elements in conjunction with appropriate plantings to enhance the facades from the EC. 23. Include the following note on the site plan and architectural drawings, "No accessory structures or equipment shall be visible from the EC." 24. Provide site sections to clarify the extent of visibility of the rear two -pump island fuel canopy from the EC. Submit a detailed elevation drawing showing proposed materials, color, and signage. Add a note to confirm that the fascia will not be illuminated. Signage 25. Revise all the sign drawings to clearly show the dimensions of the logo and lettering. 26. Withdraw the current request for ARB review of the proposed tenant wall signs. When the building /addition is submitted for review, include with the submission alternate signage that is fully coordinated with the architecture of the building. 27. Revise the landscape plan to clearly show how ground cover or other plants will integrate the monument sign into the overall landscape development of the site, as required by the EC Guidelines. Include proposed plantings in the plant schedule. ARB 12/21/2009 Re- Store'n Station - Page 9 28. Include the following note on the drawing: "Daytime intensity limited to 70% of maximum intensity; Nighttime intensity limited to 16% of maximum intensity with automatic dimming at dusk." 29. Include the following note on the drawing: "Cabinet sign shall have a non - illuminated background, or an opaque background." 30. Indicate on the sign drawing the color of the aluminum cabinet frame. 31. Include a note on the sign drawing stating that the brick used for the monument sign base will match the brick used for the building. 32. Revise the architectural elevations and the entrance sign drawing to illustrate a non - illuminated hanging panel sign. 33. Revise the fuel pump canopy sign drawing to state the method of illumination and mounting for the fuel pump canopy sign. 34. Provide a dimensioned drawing showing the location of the sign in the north gable. Provide cut sheets concerning the exterior lighting fixtures on the site plan and include all lighting information in the luminaire schedule and photometric plan. ARB 12/21/2009 Re- Store'n Station - Page 10