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HomeMy WebLinkAboutARB201100057 Review Comments Preliminary Site Plan 2011-06-13ARCHITECTURAL REVIEW BOARD STAFF REPORT Project # /Name ARB- 2011 -57: Greenbrier 7- Eleven Review Type Preliminary Review of a Site Development Plan Parcel Identification Tax Map 61W, Section 2, Block B, Parcel 3 Location 1245 Seminole Trail, at the northeast corner of the intersection of Route 29 North and Greenbrier Drive Zoned Commercial (C1); Entrance Corridor (EC) Owner /Applicant Greenbrier Real Property LLC /Goetz Design Group (Eric Goetz) Magisterial District Rio Proposal To replace the existing convenience store and car wash building with a new combined structure, and to replace the fuel pump canopy. The existing Jiffy Lube building is to remain. Context/Visibility The site of the proposed development is located in the heavily developed commercial corridor of Route 29 North. The site, the existing Jiffy Lube building, and the proposed 7 -11 building and fuel pump canopy are /will be readily visible from the Entrance Corridor. A bank is located immediately to the north of the site. Another convenience store with fuel pump canopy is located at the southwest corner of the 29 /Greenbrier intersection. Another automobile related business is located on the southeast corner. ARB Meeting Date June 20, 2011 Staff Contact Margaret Maliszewski PROJECT HISTORY DATE APPLICATION/REVIEW TYPE RESULT The existing buildings on this site predate the establishment of the Entrance Corridor. May 6, 2010 ARB -09 -108: Jiffy Lube Signs Walls signs and a freestanding sign were approved for the Jiffy Lube building. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION Structure design 1 The goal of the regulation of the design of The proposal includes a convenience store building Revise the design of the development within the designated Entrance whose primary features are a tall fascia panel, long store /car wash and the canopy Corridors is to insure that new development internally illuminated wall signs, and fiber cement to reflect elements of within the corridors reflects the traditional panels finished to suggest brick; and a fuel pump Albemarle's historic architecture of the area. Therefore, it is the canopy that features a red stripe and internally architecture and to eliminate purpose of ARB review and of these illuminated channel letters. The proposed building the focus on corporate Guidelines, that proposed development and canopy do not reflect the traditional architecture identification features. within the designated Entrance Corridors of the area. No architectural features have been reflect elements of design characteristic of proposed in an attempt to balance the existing the significant historical landmarks, character of the EC with the historic architecture of buildings, and structures of the the County. The focus of the proposed design is the Charlottesville and Albemarle area, and to applied corporate features. promote orderly and attractive development within these corridors. Applicants should note The proposed materials and architectural forms could that replication of historic structures is neither be revised and architectural elements could be added required nor desired. to achieve greater compatibility with the traditional architecture of the area. Eliminating the focus on 3 New structures and substantial additions to existing structures should respect the corporate identification features and incorporating traditions of the architecture of historically traditional architectural elements would also promote significant buildings in the Charlottesville orderly and attractive development along the and Albemarle area. corridor. 5 It is also an important objective of the Guidelines to establish a pattern of compatible architectural characteristics throughout the Entrance Corridor in order to achieve unity and coherence. Building designs should demonstrate sensitivity to other nearby structures within the Entrance Corridor. Where a designated corridor is substantially developed, these Guidelines require striking a careful balance between harmonizing new development with the existing character of the corridor and achieving compatibility with the significant historic sites in the area. 9 Building forms and features, including roofs, • Building forms and features do not reflect the • Revise the Nichiha panels windows, doors, materials, colors and historic architecture of the Albemarle area. The to true brick. textures should be compatible with the forms addition of architectural features typically seen • Eliminate or significantly and features of the significant historic in Albemarle's historic buildings, such as water revise the color banding buildings in the area, exemplified by (but not tables, cornices, decorative brickwork, etc., (on the canopy and limited to) the buildings described in would increase the level of compatibility. building) and make Appendix A [of the design guidelines]. The • As currently proposed, primary building traditional architectural standard of compatibility can be met through elements are applied treatments — mostly applied features the focus of the scale, materials, and forms which may be bands of color — that express corporate identity. design. embodied in architecture which is This is not an appropriate treatment for the store • Replace the ACM fascia contemporary as well as traditional. The or the canopy in the Entrance Corridor. panel system with a more replication of important historic sites in • The Nichiha panels are not true brick. The traditional architectural Albemarle County is not the objective of character of the "mortar joints ", the lack of depth element(s). these guidelines. in the "brick ", and the general appearance of the • Incorporate shaped roofs "brick" as rendered in this fiber cement panel into the store and canopy system do not successfully replicate the designs. appearance of true brick. The material is not • Revise the plan to orient expected to have an appropriate appearance for the car wash doors away the Entrance Corridor. True brick would have an from the EC. appropriate appearance. • Relocate the car wash • The ACM fascia panel system that occupies the structure behind the store top 41/2' of most of the EC and Greenbrier as viewed from the EC. building elevations does not distinguish the building or provide a connection to traditional architecture. Replacing the fascia panel system with an architectural element that is more in keeping with the historic architecture of the area (for example, a porch element) would be appropriate. • The flat roofs of the store building and the canopy do not help the development meet the compatibility standard. The incorporation of shaped roofs (hip, gable, etc.) into the designs could increase compatibility with the historic architecture of the area, and compatibility between the store and the canopy. • The car wash building projects forward of the store, which focuses attention on the service - related feature of the development, and the car wash exit door is oriented towards the EC. The proposed roll -up door does not have an appropriate appearance for the Entrance Corridor. (For more information, go to http : / /www.ascws.com/product/9529 /wyndstar- high -speed -roll- and- up- door.htm .) The door has an unfinished, service appearance. Orienting the door away from the EC would be appropriate. Relocating the car wash building behind the store would be appropriate. 10 Buildings should relate to their site and the The store and fuel pump canopy do not relate to each Revise the proposal to include surrounding context of buildings. other. Color, material, form and details can be used to help establish coordination. a canopy that is coordinated with an appropriately designed 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and store building, and a car wash materials to create a cohesive whole. The fiber cement panel color for the store is a shade that is coordinated with the of red. The color for the car wash is tan. Although store. Consider color, material the material is the same, the car wash may appear and form as means of "tacked on" due to the abrupt color change, coordination. combined with its location forward of the store. Differentiation of the carwash from the store may be appropriate is required. Alternate coloring and detailing should be considered. 13 Any appearance of "blankness" resulting The right side elevation of the store is strictly Replace the fascia panel from building design should be relieved utilitarian in appearance, with doors at the east end system with an architectural using design detail or vegetation, or both. and the ACM fascia panel system occupying the top element that is more in of the wall. Most of the wall is blank, but the sign at keeping with the historic the top will draw attention to this elevation. architecture of the area. 15 Trademark buildings and related features The proposed building and canopy appear to be Revise the store and canopy should be modified to meet the requirements standard franchise designs. They feature applied designs to reflect the historic of the Guidelines. treatments for business identification. As proposed, architecture of the area. Use corporate identification is the predominant feature of architectural forms and details the buildings and the site. instead of applied corporate identification treatments to distinguish the structures. 16 Window glass in the Entrance Corridors Details on the window glass have not been provided. Provide specs on the proposed should not be highly tinted or highly reflective. window glass. If glass is Reflectance off the outside pane of glass tinted, provide a sample for should be kept below 7 %. Specifications on review. Maintain reflectance the proposed window glass and samples of off the outside pane of glass tinted window glass should be submitted with below 7 %. the application for final review. Accessory structures and equipment 17 Accessory structures and equipment should The canopy, fuel dispensers, and canopy - related Revise the canopy to reflect a be integrated into the overall plan of items are not compatible with the convenience store minimalist design that is development and shall, to the extent possible, building because the location, size and general design coordinated with an be compatible with the building designs used of the structure result in a canopy that will visually appropriately designed on the site. overwhelm the site and the store. convenience store building. 18 The following should be located to eliminate • A dumpster is proposed in the northeast corner of Provide information on visibility from the Entrance Corridor street. If, the site. It will have some visibility from the EC. proposed rooftop equipment. after appropriate siting, these features will still • A dumpster screen detail was not included in the Indicate locations and sizes. have a negative visual impact on the Entrance plan. The material should be coordinated with an Provide a roof plan and Corridor street, screening should be provided appropriate material used on the main building. elevations that show the to eliminate visibility. • Information on rooftop equipment was not equipment. Show how a. Loading areas, provided. visibility of the equipment b. Service areas, • Two skylights project above the building's walls. from the Entrance Corridor c. Refuse areas, • It is not clear whether all the car wash - related will be eliminated. d. Storage areas, equipment is shown on the plan. Information on e. Mechanical equipment, the location and appearance of all equipment and Provide information on all car f. Above - ground utilities, and related lighting (vacuums, dispensers, etc.) is wash- related equipment and g. Chain link fence, barbed wire, razor wire, needed so that the full impact of the proposal on related lighting. Indicate and similar security fencing devices. the EC can be determined. . The standard equipment note does not appear on locations on the plans and elevations and provide color 19 Screening devices should be compatible with the design of the buildings and surrounding the site or architectural plans. illustrations for review. natural vegetation and may consist of: a. Walls, Provide a dumpster screen b. Plantings, and detail. Coordinate the c. Fencing. dumpster screen design with an appropriately designed 21 The following note should be added to the site plan and the architectural plan: "Visibility of store building. all mechanical equipment from the Entrance Corridor shall be eliminated." Add the following note to the site and architectural drawings: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated.' Lighting A lighting plan was not included in the submittal. Provide a lighting plan for review. Include fixture cut sheets as part of the site plan. Include information on all equipment - related lighting. Include a lighting schedule on the plan. Ensure that light levels under the canopy do not exceed 30 footcandles. Calculate photometrics using an LLF of 1.0. Landscaping 7 Landscaping should promote visual order Standard EC planting has not been provided. The See below. within the Entrance Corridor and help to provision of standard EC trees would help promote integrate buildings into the existing visual order along the corridor. The standard EC environment of the corridor. landscaping, including trees and shrubs on the north side of the site, interior parking lot trees, etc., would help integrate the building and canopy into the overall corridor. 32 Landscaping along the frontage of Entrance The scope of the proposed redevelopment is • Revise the site plan to Corridor streets should include the significant enough to require that the site be brought make the utilities and following: up to EC landscape standards. EC frontage trees have utility easements more a. Large shade trees should be planted not been provided, and existing planting areas are easily legible. parallel to the Entrance Corridor Street. Such encumbered with utilities (though many of the notes • Increase the planting area trees should be at least 31 /z inches caliper and easement locations are hard to read on the plan). along the Route 29 side of (measured 6 inches above the ground) and Increasing the size of the planting strips along the EC the site to accommodate should be of a plant species common to the to accommodate the required landscaping would be the required Entrance area. Such trees should be located at least appropriate. Corridor trees (31/2" caliper every 35 feet on center. trees, 35' on center) b. Flowering ornamental trees of a species outside of utilities and common to the area should be interspersed easements. among the trees required by the preceding • Provide interspersed paragraph. The ornamental trees need not ornamental trees along the alternate one for one with the large shade trees. EC. They may be planted among the large shade trees in a less regular spacing pattern. 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. 35 Landscaping of parking areas: • Trees are not provided on the north side of the • Add 21 /z" caliper trees at a. Large trees should align the perimeter of parking lot, and an electric easement runs along 40' on center along the parking areas, located 40 feet on center. this side of the site. Shrubs are shown on site in north side of the site. Trees should be planted in the interior of this area, but they appear to stand on the adjacent • Show the existing trees parking areas at the rate of one tree for every lot. and shrubs on the south 10 parking spaces provided and should be • Existing trees and shrubs are shown on the south side of the site at their evenly distributed throughout the interior of side of the property. They are not drawn at their current size. Revise the the parking area. current size, and some of the size and species notations so the sizes and b. Trees required by the preceding paragraph notations are not easily legible. species are easily legible. should measure 21/2 inches caliper (measured . Two interior parking lot trees are provided. • Ensure that existing trees six inches above the ground); should be Additional interior trees are required based on on the south side of the evenly spaced; and should be of a species the number of parking spaces provided, but the site meet the 40' spacing common to the area. Such trees should be current parking calculations may not be correct. requirement. If they do planted in planters or medians sufficiently • A total of 16 Fothergilla are proposed along the not, add trees to meet the large to maintain the health of the tree and EC. Planting size is not indicated. The requirement. shall be protected by curbing. Fothergilla may not thrive in this location. • Confirm the required c. Shrubs should be provided as necessary to number of parking spaces minimize the parking area's impact on and an acceptable parking Entrance Corridor streets. Shrubs should layout. Ensure that 21/2" measure 24 inches in height. caliper trees are provided at the interior of the parking lot at a rate of 1 tree for every 10 parking spaces. • Provide shrubs on the EC side, coordinated with the required trees and shrubs. Indicate planting size as 24" high minimum. • Provide shrubs on the north side of the parking lot. Indicate planting size as 24" high minimum. 36 Landscaping of buildings and other A red maple tree is proposed next to the store. It is Revise the red maple to a structures: not a good choice for that location because it grows species with a mature size that a. Trees or other vegetation should be too large. is more suited to the location planted along the front of long buildings as next to the building. necessary to soften the appearance of No shrubs are proposed near the canopy or near the exterior walls. The spacing, size, and type of building. 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. 38 Plant health: Trees are proposed between two retaining walls at Add the following note to the The following note should be added to the the east side of the property. There does not appear to landscape plan: "All site landscape plan: "All site plantings of trees be sufficient space to maintain the trees in a healthy plantings of trees and shrubs and shrubs shall be allowed to reach, and be condition. shall be allowed to reach, and maintained at, mature height; the topping of be maintained at, mature trees is prohibited. Shrubs and trees shall be height; the topping of trees is pruned minimally and only to support the prohibited. Shrubs and trees overall health of the plant." shall be pruned minimally and only to support the overall health of the plant." Development pattern 6 Site development should be sensitive to the The proposed layout does not have an overly Show the canopy on the site existing natural landscape and should organized appearance. Vehicles maneuvering around plan. contribute to the creation of an organized the canopy might conflict with vehicles exiting the development plan. This may be car wash and vehicles entering/exiting the site. The accomplished, to the extent practical, by concrete pad under the fuel pump canopy is shown planting new trees along streets and on the site plan, but the canopy itself is not. The pedestrian ways and choosing species that addition of trees to the site could help mitigate some reflect native forest elements; and limiting of the design and layout issues. 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. 45 Fuel Pump Canopies a Fuel pump canopies may be required to The proposed fuel pump /canopy layout is not Reduce the canopy size (the provide customers with protection from the represented in the guidelines. The 130' -long red number of pump islands and/or elements and to provide lighting levels stripe on the face of the canopy is oriented towards the distance between pump required for dispensing fuel. Such fuel pump the EC and does not reflect a minimalist design. islands) and/or revise the site canopies are functional elements of present- Based on the canopy size, location and general layout to minimize the impact day gas /convenience stores and their appearance, the proposed canopy is expected to of the canopy on the store character and appearance shall reflect a visually overpower the convenience store building as building and the overall site. minimalist design consistent with that viewed from the EC. A reduction in the canopy size Revise the canopy design to function. by reducing the number of pump islands and/or the distance between the islands would be appropriate. reflect a more minimalist design in terms of color. b Fuel pump canopies shall be the smallest size possible to offer protection from the elements. Canopies shall not exceed the sizes identified in Standards for Fuel Pump Canopies as outlined in Appendix B. e Lighting of fuel pump canopies shall be of A lighting plan was not provided. Provide a lighting plan for the lowest level that will provide safe review. Clearly show how all dispensing of fuel. All canopy lighting shall canopy lighting meets the EC be flush - mounted and shielded, downward Guidelines. Ensure that light directed, and shall not emit light above the levels do not exceed 30 fc horizontal plane. All canopy lighting shall under the canopy. meet the .5 foot - candle spillover requirement in compliance with zoning ordinance regulations. f Canopy related elements, including fuel Information was not provided on the canopy - related Provide color illustrations and dispensers, support columns, spandrels, elements. lighting information on the planters, etc. shall be compatible with the proposed fuel dispensers, character of the building and site and shall canopy supports, and all other not be used for advertising. canopy - related items for review. h Canopy fascias shall be limited to the use of The proposed canopy has a 3' -tall fascia. The fascia Revise the canopy colors to one principal color, with ARB review. has a 2' -tall red band above a F -tall white band. The coordinate with an T17 band stops approximately 8' from the north end of the EC elevation and 8' from the west end of the south elevation to accommodate red internally illuminated "Exxon" channel letters. (A similar canopy was proposed on the east side of Rt. 29 North near Airport Road in 1998 -99, except that the Airport Road example has its short end oriented to the EC. That canopy was approved with the red band limited to the short side, so its impact is reduced.) appropriately designed store building, to be less conspicuous, and to rely less on corporate identification. Provide color samples for review. i Colors, materials, forms, and detailing may There is no coordination between the proposed Revise the canopy to reflect a be used to coordinate canopies with a site, its canopy and the proposed store building. Although a minimalist design that is building(s), and structures. pre- existing Jiffy Lube building is intended to remain coordinated with an on site, its design predates the Entrance Corridor and appropriately designed should not be considered an appropriate structure for convenience store building. coordination purposes. Signage Complete information on proposed signage was not Consult the EC Sign included in the current submittal, but the information Guidelines and provide that was provided suggests that the wall signs on the complete sign information building do not meet the EC Sign Guidelines and with the next submittal (color they exceed the square footage allowed by ordinance. illustrations and details on Ordinance section 4.15.12 can be consulted for size, illumination, color assistance. It should be noted that the maximum samples, etc.). Provide all of allowable sign size is not guaranteed to be approved the information required on the by the ARB; wall signs must be fully coordinated sign checklist. Include with the architecture of the building, and striping or information for all site, banding, either in signage or applied by other means, canopy, store and car wash is not appropriate. Information submitted for review signs. should also include details on all signs proposed for the car wash building. T17 SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Architectural features: Lack of traditional architectural features, lack of connection to traditional architecture, ACM fascia panel system, car wash roll up door; coordination between store and canopy 2. Building materials: fiber cement panels 3. Focus on corporate identification features: store signage, canopy design 4. Site layout: canopy size, proportions and location relative to store and EC, car wash position relative to store and EC 5. Landscaping: provision of EC standard planting Staff offers the following comments on the preliminary proposal: Architecture 1. Revise the design of the store /car wash and the canopy to reflect elements of Albemarle's historic architecture. Make traditional architectural features the focus of the design. 2. Revise the design of the store /car wash and the canopy to eliminate the focus on corporate identification features. Eliminate or significantly revise the color banding. Use architectural forms and details instead of applied corporate identification treatments to distinguish the store and canopy. 3. Revise the Nichiha panels to true brick. 4. Replace the ACM fascia panel system with a more traditional architectural element(s). 5. Incorporate shaped roofs into the store /car wash and canopy designs. 6. Revise the plan to orient the car wash doors away from the EC. 7. Relocate the car wash structure behind the store as viewed from the EC. 8. Revise the proposal to include a canopy that is coordinated with an appropriately designed store building, and a car wash that is coordinated with the store. Consider color, material and form as means of coordination. 9. Replace the fascia panel system with an architectural element that is more in keeping with the historic architecture of the area. 10. Provide specs on the proposed window glass. If glass is tinted, provide a sample for review. Maintain reflectance off the outside pane of glass below 7 %. Equipment 11. Provide information on proposed rooftop equipment. Indicate locations and sizes. Provide a roof plan and elevations that show the equipment. Show how visibility of the equipment from the Entrance Corridor will be eliminated. 12. Provide information on all car wash - related equipment and related lighting. Indicate locations on the plans and elevations and provide color illustrations for review. 13. Add the following note to the site and architectural drawings: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 14. Provide a dumpster screen detail. Coordinate the dumpster screen design with an appropriately designed store building. 11 Landscaping 15. Revise the site plan to make the utilities and utility easements more easily legible. 16. Increase the planting area along the Route 29 side of the site to accommodate the required Entrance Corridor trees (31/2" caliper trees, 35' on center) outside of utilities and easements. 17. Provide interspersed ornamental trees along the EC. 18. Add 21/2" caliper trees at 40' on center along the north side of the site. 19. Show the existing trees and shrubs on the south side of the site at their current size. Revise the notations so the sizes and species are easily legible. 20. Ensure that existing trees on the south side of the site meet the 40' spacing requirement. If they do not, add trees to meet the requirement. 21. Confirm the required number of parking spaces and an acceptable parking layout. Ensure that 21/2" caliper trees are provided at the interior of the parking lot at a rate of 1 tree for every 10 parking spaces. 22. Provide shrubs on the EC side of the site, coordinated with the required trees and shrubs. Indicate planting size as 24" high minimum. 23. Provide shrubs on the north side of the parking lot. Indicate planting size as 24" high minimum. 24. Revise the red maple to a species with a mature size that is more suited to the location next to the building. 25. Add the following note 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." Canopy 26. Show the canopy on the site plan. 27. Reduce the canopy size (the number of pump islands and/or the distance between pump islands) and/or revise the site layout to minimize the impact of the canopy on the store building and the overall site. 28. Provide color illustrations and lighting information on the proposed fuel dispensers, canopy supports, and all other canopy - related items for review. 29. Revise the canopy to reflect a minimalist design that is coordinated with an appropriately designed convenience store building. Provide a more minimalist approach to color in the canopy design. Rely less on corporate identification. Provide color samples for review. Lighting 30. Provide a lighting plan for review. Include fixture cut sheets as part of the site plan. Include information on all equipment - related lighting. Include a lighting schedule on the plan. Ensure that light levels under the canopy do not exceed 30 footcandles. Calculate photometrics using an LLF of 1.0. 31. Clearly show how all canopy lighting meets the EC Guidelines. Ensure that light levels do not exceed 30 fc under the canopy. Signs 32. Consult the EC Sign Guidelines and provide complete sign information with the next submittal (color illustrations and details on size, illumination, color samples, etc.). Provide all of the information required on the sign checklist. Include information for all site, canopy, store and car wash signs. 12 APPENDIX A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date C1 Cover Sheet 5/9/11 C2 Existing Conditions and Demo Plan 5/9/11 C4 I Layout and Grading/Drainage Plan 5/9/11 L1 Landscaping Plan, Notes and Details 5/16/11 ARB 1 Exterior Elevations 5/9/11 ARB2 Exterior Elevations 5/9/11 ARB3 Floor Plan 5/9/11 ARB4 Pump Island Canopy 5/9/11 13