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HomeMy WebLinkAboutARB201100095 Review Comments Preliminary Site Plan 2011-09-26ARCHITECTURAL REVIEW BOARD STAFF REPORT Project # /Name ARB- 2011 -95: Colonial Nissan Review Type Preliminary Review of a Site Development Plan Parcel Identification Tax Map 45, Parcel 94B Location 200 Myers Drive, on the west side of Route 29 North approximately 850' north of Rio Road Zoned Highway Commercial (HC), Entrance Corridor (EC) Owner /Applicant CMA Properties Inc./Pete Borches Magisterial District Rio Proposal The applicant proposes to demolish the southernmost of the three vehicle sales showrooms at the Colonial site and construct a new Nissan showroom. The proposed building incorporates a parking structure. (The parking structure requires a Special Use Permit, and that application is under review.) Context The Colonial site is located in a heavily developed commercial area on Route 29 North. The three existing buildings at the front of the Colonial site have a distinctive appearance on the corridor. The broad, sloping red roofs used at each building establish that distinctive image and provide for a coordinated appearance on site. Visibility The front elevation of the proposed Nissan building will be clearly visible from the Route 29 Entrance Corridor. The eastern end of the north elevation will be visible to southbound traffic. At the intersection of Route 29 and Rio Road, which is elevated above the Colonial site, views down onto the building will be available. Northbound traffic will be able to view the upper part of the southern elevation. Off -site development is expected to screen the lower part of the south elevation. Vehicle storage is proposed for the rooftop of the building. The proposed building design incorporates a parapet that measures 6' high and taller. As the building is currently designed, it is anticipated that the parapet will successfully screen the vehicles from view. ARB Meeting Date October 3, 2011 Staff Contact Margaret Maliszewski SITE/PROJECT HISTORY DATE APPLICATION/REVIEW TYPE RESULT 1 -16 -92 ARB -91 -46 Variance for auto lease sign denied (VA- 91 -56) 9 -15 -97 ARB -97 -18 (Sign) Sign review deferred 1 -29 -99 ARB -99 -1 (Sign) Colonial Lincoln Mercury sign deferred 3 -4 -99 ARB -99 -6 Preliminary SDP Comments provided on new showroom design (middle building) 9 -20 -99 ARB -99 -47 Final SDP New showroom design approved (middle building) 6 -5 -01 ARB -01 -5 (Sign) Sign application withdrawn 9 -23 -03 ARB -03 -91 (Sign) Nissan wall sign approved ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION 1 The goal of the regulation of the design of As viewed at the front elevation, the proposed Revise the proposal to development within the designated Entrance building is composed of a larger main showroom significantly increase Corridors is to insure that new development block and a smaller recessed service block. The main compatibility with within the corridors reflects the traditional showroom block does not reflect the traditional Albemarle's historic architecture of the area. Therefore, it is the architecture of the area. It does not include features or architecture. purpose of ARB review and of these details that reflect Albemarle's historic architecture. Guidelines, that proposed development within The recessed service block features a cornice and a the designated Entrance Corridors reflect water table that divide the block into a base, middle elements of design characteristic of the and top, and detailing that breaks up the upper wall significant historical landmarks, buildings, and area, establishes a sign band, and relates to the wall structures of the Charlottesville and Albemarle openings. These elements are all typical of the area's area, and to promote orderly and attractive traditional architecture. However, given the position, development within these corridors. Applicants scale and character of the main block, the traditional should note that replication of historic structures elements of the service block are not enough to is neither required nor desired. establish a sufficient historic tie for the overall building. 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 The primary forms and materials of the proposed Revise the design to include be used as a guide for building design: the design include the prominent entrance feature with building forms and features, standard of compatibility with the area's accent color, the block form of the showroom with the materials and colors that are historic structures is not intended to impose a expanse of storefront glass and solid wall to the top representative of the historic rigid design solution for new development. and side, and the white /gray /silver color scheme. architecture of Albemarle Replication of the design of the important County. historic sites in the area is neither intended nor The forms and features of the proposed renovation are desired. The Guideline's standard of not compatible with the forms and features of the Provide for review names, compatibility can be met through building historic architecture of the area. Brick is a traditional numbers and samples for all scale, materials, and forms which may be building material in the area, but here it is proposed as proposed materials /colors. embodied in architecture which is white instead of an earth tone that is more typical of Ensure that the samples contemporary as well as traditional. The the area. The method of detailing the brick of the accurately reflect the level of Guidelines allow individuality in design to showroom block (the pattern of reveals) is also not reflectivity of the entrance accommodate varying tastes as well as special traditional. Storefront glass extending to the ground is element. functional requirements. not a historic application. A masonry water table would be more traditional. The horizontal window Revise the entrance feature to 9 Building forms and features, including roofs, that turns the southeast corner of the building is also maintain human scale and to windows, doors, materials, colors and textures not a historic form. emphasize traditional should be compatible with the forms and architectural elements rather features of the significant historic buildings in ACM (aluminum composite material) panels are than corporate identification. the area, exemplified by (but not limited to) the proposed at the entrance. Their finish, color and buildings described in Appendix A [of the potential reflectivity are not compatible with historic design guidelines]. The standard of architecture. The red at the entry becomes the focus of compatibility can be met through scale, attention for the building, rather than one coordinated materials, and forms which may be embodied element in a cohesive design. The overall entrance in architecture which is contemporary as well feature reinforces a more monumental, rather than as traditional. The replication of important human, scale for the building. It will have a presence historic sites in Albemarle County is not the on the north side, in addition to the front elevation. objective of these guidelines. Although contemporary designs can be approved in 11 The overall design of buildings should have the Entrance Corridors, new buildings must still be human scale. Scale should be integral to the compatible with the historic structures of the area and building and site design. compatible with the surroundings. The application of a cornice, or brick detailing typical for finishing the top of a brick wall, to the east and south elevations of the showroom would be appropriate and could help tie the new building to Albemarle's historic architecture. Color names /numbers were not provided for the proposed materials, and color renderings were not provided for the side elevations, so the colors proposed for the split face block aren't indicated. The cornice and upper band for the service wing are identified as EIFS, and appear black on the color renderin , but a specific color is not indicated. 5 It is also an important objective of the The three existing buildings at the front of the Revise the proposal to balance Guidelines to establish a pattern of compatible Colonial site currently have a distinctive appearance contemporary design and architectural characteristics throughout the on the corridor. These existing buildings are unified in compatibility with Entrance Corridor in order to achieve unity and architectural design. The proposed design of the Albemarle's significant coherence. Building designs should Nissan showroom breaks with that coordinated historic sites. demonstrate sensitivity to other nearby appearance. No architectural devices are incorporated structures within the Entrance Corridor. Where into the proposed design to maintain unity among the a designated corridor is substantially buildings. developed, these Guidelines require striking a careful balance between harmonizing new The main block and the service wing of the proposed development with the existing character of the building have very different characters. Incorporating corridor and achieving compatibility with the some of the service wing's traditional architectural significant historic sites in the area. features into the main block would help establish more of a cohesive whole. 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 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 The side elevations of the building are primarily Revise the design to provide building design should be relieved using design blank. Visibility of most of the north elevation is additional detailing at the detail or vegetation, or both. expected to be very limited, and the upper part of the upper part of the split face southern elevation will be visible. Additional detailing block elevation on the south at the upper part of the split face block elevation could side to relieve blankness. relieve some of the blankness and provide a tie to the historic architecture of the area. This could be sufficient treatment for the blankness given the osition of the wall and the surroundings. 15 Trademark buildings and related features The main block of the proposed building reflects Revise the design to include should be modified to meet the requirements of standard auto showroom design elements and the building forms and features, the Guidelines. Nissan national branding scheme. It speaks more to materials and colors that are corporate identity than to compatibility with the representative of the historic historic architecture of Albemarle County. architecture of Albemarle County. 16 Window glass in the Entrance Corridors should The drawings do not indicate that type of glass Indicate on the drawings the not be highly tinted or highly reflective. proposed. type of glass proposed and Reflectance off the outside pane of glass should provide specifications showing be kept below 7 %. Specifications on the that reflectance off the outside proposed window glass and samples of tinted pane is below 7 %. Indicate if window glass should be submitted with the the glass is to be tinted. If it is, application for final review. provide a sample. Note that only minimal tints have been approved in the past. 17 Accessory structures and equipment should be No rooftop or ground- mounted equipment is indicated Confirm in writing that no new integrated into the overall plan of development on the plans. If equipment is mounted on the roof, it is equipment and no changes to and shall, to the extent possible, be compatible anticipated that the parapet could screen it. The note existing equipment are with the building designs used on the site. does not appear on the plans. proposed, either on the ground or on the building. Or, revise 21 The following note should be added to the site the drawings to show the plan and the architectural plan: "Visibility of all equipment in appropriate mechanical equipment from the Entrance locations, adequately screened. Corridor shall be eliminated." Add this note to the architectural and site plans: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." Lighting The submittal indicates no proposed lighting. If wall Indicate no new or revised lights are proposed for the building and/or if lighting building or site lighting is is proposed for the rooftop parking deck, complete proposed, or provide complete information on the proposed fixtures is required. information on all new lighting proposed for the walls of the building, the rooftop parking deck, and the site. Show fixture locations on the site plan and/or building elevations. Include catalog cut sheets on the site plan. Provide a luminaire schedule. Landscaping 33 Landscaping along interior roads: Four Zelkova Serrata at 21 /z" caliper are proposed None. a. Large trees should be planted parallel to all along the southern side of the building. interior roads. Such trees should be at least 21/2 inches caliper (measured six inches above the ground) and should be of a plant species common to the area. Such trees should be located at least every 40 feet on center. 35 Landscaping of parking areas: No changes are proposed to the parking lots. Identify on the plan the size a. Large trees should align the perimeter of However, two existing trees in islands in front of the and species of the existing parking areas, located 40 feet on center. Trees proposed building are to be removed and replaced to trees to be removed and should be planted in the interior of parking accommodate utility work. The size and species of the replaced. areas at the rate of one tree for every 10 existing trees are not indicated on the plan. parking spaces provided and should be evenly distributed throughout the interior of the parking area. b. Trees required by the preceding paragraph should measure 21/2 inches caliper (measured six inches above the ground); should be evenly spaced; and should be of a species common to the area. Such trees should be planted in planters or medians sufficiently large to maintain the health of the tree and shall be protected by curbing. c. Shrubs should be provided as necessary to minimize the parking area's impact on Entrance Corridor streets. Shrubs should measure 24 inches in height. 36 Landscaping of buildings and other structures: A row of juniper is proposed along the eastern half of None. a. Trees or other vegetation should be planted the southern elevation. This Bar Harbor juniper is a along the front of long buildings as necessary low growing plant. As such, the plants on the south to soften the appearance of exterior walls. The elevation are not expected to be noticed from the EC. spacing, size, and type of such trees or A staggered row of juniper is proposed along the front Additional Information This report is based on the following submittal items: Sheet # vegetation should be determined by the length, elevation and a pair of Alberta Spruce are proposed to A3.1 Exterior Elevations height, and blankness of such walls. flank the new entrance walk. These plants will Colonial Nissan color rendering - b. Shrubs should be used to integrate the site, coordinate with the landscaping at the entrance to the 8 -12 -11 1 of 2 buildings, and other structures; dumpsters, other buildings on site. 2 of 2 Nissan Building Expansion Landscaping Plan accessory buildings and structures; "drive thru" Site photos I - windows; service areas; and signs. Shrubs should measure at least 24 inches in height. Signs Complete sign information has not yet been Provide complete information submitted, but the color rendering of the proposed on the proposed wall signs for building shows four signs on the front elevation. The review. Nissan sign is illustrated as bright red letters. The other signs are illustrated as white letters and a white Identify on the drawings the and black logo. The Nissan and Colonial signs are material and color of the shown installed on a type of openwork band across the element on which the "Nissan" top of the storefront windows. and "Colonial" signs are to be installed. Provide a detail illustrating how it is attached to the building. Additional Information This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date A3.1 Exterior Elevations 8 -12 -11 - Colonial Nissan color rendering - C1.1 I Line of Site Stud 8 -12 -11 1 of 2 Nissan Building Expansion Site and Grading 8 -22 -11 2 of 2 Nissan Building Expansion Landscaping Plan 8 -22 -11 Site photos I - SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Degree of visibility of the proposed building from the EC 2. Compatibility of the design with the traditional architecture of the area 3. Building materials and colors 4. The design of the entrance feature (size, form, materials, colors) 5. Detailing of the showroom block 6. Blankness of the split face block elevation Staff offers the following comments on the preliminary proposal: 1. Revise the proposal to significantly increase compatibility with Albemarle's historic architecture. 2. Revise the design to include building forms and features, materials and colors that are representative of the historic architecture of Albemarle County. 3. Provide for review names, numbers and samples for all proposed materials /colors. Ensure that the samples accurately reflect the level of reflectivity at the entrance element. 4. Revise the entrance feature to maintain human scale and to emphasize traditional architectural elements rather than corporate identification. 5. Revise the proposal to balance contemporary design and compatibility with Albemarle's significant historic sites. 6. Revise the design to provide additional detailing at the upper part of the split face block elevation on the south side to relieve blankness. 7. Indicate on the drawings the type of glass proposed and provide specifications showing that reflectance off the outside pane is below 7 %. Indicate if the glass is to be tinted. If it is, provide a sample. Note that only minimal tints have been approved in the past. 8. Confirm in writing that no new equipment and no changes to existing equipment are proposed, either on the ground or on the building. Or, revise the drawings to show the equipment in appropriate locations, adequately screened. 9. Add this note to the architectural and site plans: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 10. Indicate that no new or revised building or site lighting is proposed, or provide complete information on all new lighting proposed for the walls of the building, the rooftop parking deck, and the site. Show locations on the site plan and/or building elevations. Include catalog cut sheets on the site plan. Provide a luminaire schedule. 11. Identify on the plan the size and species of the existing trees to be removed and replaced. 12. Provide complete information on the proposed wall signs for review. 13. Identify on the drawings the material and color of the element on which the "Nissan" and "Colonial" signs are to be installed. Provide a detail illustrating how it is attached to the building.