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HomeMy WebLinkAboutARB201200025 Review Comments Preliminary Site Plan 2012-03-27ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB- 2012 -25: The Fresh Market Renovation Review Type Preliminary Review of a Site Development Plan Parcel Identification Tax Map 61, Parcel 123 Location 502 Albemarle Square, at the south end of the Albemarle Square Shopping Center, at the northeast corner of the intersection of Rt. 29 and Rio Road. Zoned Planned Development Shopping Center (PDSC), Entrance Corridor (EC) Owner /Applicant Rio Associates Limited Partnership/TFF Architects & Planners LLP (Ginna Freyaldenhoven) Magisterial District Rio Proposal To renovate the Circuit City retail space into a Fresh Market store and to add signs on the west and south elevations. Context and Visibility The space to be renovated is located at the south end of the Albemarle Square Shopping Center, approximately 500' from the Route 29 EC and 270' from the Rio Road EC. The site is visible from the Rio Road EC, but visibility of the walls is somewhat limited by the fact that the building sits considerably lower than the road. This position does allow, however, for views of the rooftop equipment from Rio Road. Visibility from Route 29 is limited by the buildings that stand along the EC frontage and the retaining wall that stands on the east side of 29. ARB Meeting Date April 2, 2012 Staff Contact Margaret Maliszewski PROJECT HISTORY DATE APPLICATION RESULT 1/18/1995 ARB- 1995 -01 After construction had begun, the ARB approved the Circuit City tower with conditions. 9/24/2002 ARB- 2002 -95 The ARB approved the repainting of portions of the Circuit City elevations. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION 9 Building forms and features, including The Fresh Market renovation adds features to the Revise the central parapet so that the roofs, windows, doors, materials, building that have a basis in historic architecture. view from the back is of a finished colors and textures should be The fagade is a symmetrical composition divided architectural piece rather than a wall compatible with the forms and into three sections. The end sections are composed built to hold a sign. features of the significant historic of a series of bays divided into a traditional base, buildings in the area, exemplified by middle and top. These bays also have pilasters (but not limited to) the buildings flanking "windows" with awnings. Storefront glass described in Appendix A [of the is added in the central entrance bay of the market, design guidelines]. The standard of but not in the bays of the end sections. The windows compatibility can be met through in the end sections have metal awnings and, as scale, materials, and forms which may viewed from the ECs, are expected to appear be embodied in architecture which is appropriate. contemporary as well as traditional. The replication of important historic sites in Albemarle County is not the The central section of the facade has a large, arched objective of these guidelines. entry with a canopy and a raised parapet. The raised parapet has a cornice that ends at the sides of the feature. Because the rooftop is visible from Rio Road, an alternate treatment that makes the overall element, including the back, look like a finished architectural piece rather than a wall built to hold a sign would be appropriate. 10 Buildings should relate to their site The proposed design introduces architectural None. and the surrounding context of features that are not present in the remainder of the buildin s. shopping center, but the green, tan and brown colors used throughout the design make the proposed 12 Architecture proposed within the Entrance Corridor should use forms, renovation compatible with the existing center. shapes, scale, and materials to create a cohesive whole. 11 The overall design of buildings should Blankness and lack of human scale are major Include in the renovation the detailing have human scale. Scale should be characteristics of the existing Circuit City store. added to the side elevation shown in integral to the building and site Eliminating the Circuit City tower will help improve the side perspective and consider desi n. the form and scale of the building. The division of the fagade into bays and the addition of a stone base extending the materials of the westernmost bay further east on the 13 Any appearance of "blankness" resulting from building design should be relieved using design detail or also help establish more of a human scale. elevation. vegetation, or both. The proposed entry storefront is very large. The central raised parapet rises 7' above the main wall height (but this remains well below the height of the Circuit City tower). The raised parapet and channel letter sign in this area are also very large, but the position of this end of the shopping center relative to the ECs limits visibility and the impacts that might result from the large size of these elements. The side elevation shows no changes beyond the westernmost bay, but the side perspective shows some detailing added along the elevation. The detailing, though minimal, helps break up the blankness of the wall and establish scale. Additional wall treatment(s) would further enhance the scale and general appearance, and further reduce the blankness of the side elevation. 17 Accessory structures and equipment Extensive mechanical equipment is currently located Indicate on the plan the locations and should be integrated into the overall on the roof of the building and is visible from the sizes of proposed rooftop equipment. plan of development and shall, to the Rio Road Entrance Corridor. Equipment would still Consolidate equipment to the greatest extent possible, be compatible with be placed on the roof following renovation. The extent possible. Ensure that equipment the building designs used on the site. exact quantity and locations are not indicated, but metal screens are planned to surround the is fully screened, without requiring overscaled screens. 18 The following should be located to eliminate visibility from the Entrance equipment. The screens would match the color of Corridor street. If, after appropriate the entrance canopy (gray). siting, these features will still have a negative visual impact on the Consolidating and screening rooftop equipment Entrance Corridor street, screening would be an improvement over the existing should be provided to eliminate condition. The treatment of the proposed equipment visibility. a. Loading areas, b. Service is not expected to increase incompatibility with the areas, c. Refuse areas, d. Storage EC. areas, e. Mechanical equipment, f. Above - ground utilities, and g. Chain link fence, barbed wire, razor wire, and similar security fencing devices. 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist of: a. Walls, b. Plantings, and c. Fencing. 21 The following note should be added The note does not appear on the plans. Add the following note to the plans: to the site plan and the architectural "Visibility of all mechanical plan: "Visibility of all mechanical equipment from the Entrance Corridor equipment from the Entrance shall be eliminated." Corridor shall be eliminated." 23 Light should be shielded, recessed or Wall fixtures are proposed for each of the pilasters Provide the fixture cut sheets on the flush - mounted to eliminate glare. on the fagade. The fixtures do not appear to be full plan to clarify the lumen output of the All fixtures with lamps emitting cutoff, but the applicant has indicated that the lamps proposed wall fixtures. 3000 lumens or more must be full emit less than 3000 lumens each. cutoff fixtures. 29 The following note should be The note does not appear on the plan. Add the following note to the plan: included on the lighting plan: "Each "Each outdoor luminaire equipped outdoor luminaire equipped with a with a lamp that emits 3,000 or more lamp that emits 3,000 or more initial initial lumens shall be a full cutoff lumens shall be a full cutoff luminaire and shall be arranged or luminaire and shall be arranged or shielded to reflect light away from shielded to reflect light away from adjoining residential districts and adjoining residential districts and away from adjacent roads. The away from adjacent roads. The spillover of lighting from luminaires spillover of lighting from luminaires onto public roads and property in onto public roads and property in residential or rural areas zoning residential or rural areas zoning districts shall not exceed one half districts shall not exceed one half footcandle." footcandle." 36 Landscaping of buildings and other The long, blank side elevation would benefit from Consider adding a planting bed with structures: the addition of trees along its length. trees along the side (south) elevation a. Trees or other vegetation should be to relieve the blankness of the wall. planted along the front of long The side perspective shows a sidewalk along the buildings as necessary to soften the south elevation, but the sidewalk does not appear on Coordinate the drawings regarding the appearance of exterior walls. The the site plan. sidewalk on the south elevation. 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. SIGS 4d Lettering should be in proportion to The submittal shows two different sizes for the sign Coordinate all drawings regarding the sign and the building for visual on the fagade — 3' and 3'2 ". The sign has a very bold sign size. clarity and overall balance. appearance on the fagade, although it does not seem Proportion of lettering includes font over - scaled for the available wall area. The typeface Revise the side elevation and the (size) and typeface (style). chosen for the sign is bold and this contributes to the position of the sign on that elevation sign appearing so large. In a more visible location, a to result in a sign location that is fully smaller sign or a less bold typeface would be integrated with the architectural appropriate, but given the reduced visibility of this design. end of the shopping center, negative impacts on the EC are not anticipated. A smaller sign is proposed for the side elevation. The sign is located at the top of the blank wall area. If the stone and stucco materials of the western corner were carried further down the elevation (eastward), the sign could appear more integrated, and the blank wall could look less like a billboard. 9e i. External illumination is preferred The proposed channel letters have green faces, Add the following note to the sign for wall signs. returns and trim caps, and green internal LED lights. drawings: The level of illumination The standard LED note does not appear on the plan. provided by the LED lights will not exceed the illumination produced by a single stroke of 30 milliamp (ma) neon. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The central raised parapet: size, scale, appearance from the rear 2. The side elevation: blankness, sign location 3. Rooftop equipment: visibility, screening 4. Sign size on front elevation 5. Front elevation: false windows Staff offers the following comments on the preliminary plan: 1. Revise the central parapet so that the view from the back is of a finished architectural piece rather than a wall built to hold a sign. 2. Include in the renovation the detailing added to the side elevation shown in the side perspective and consider extending the materials of the westernmost bay further east on the elevation. 3. Indicate on the plan the locations and sizes of proposed rooftop equipment. Consolidate equipment to the greatest extent possible. Ensure that equipment is fully screened, without requiring overscaled screens. 4. Add the following note to the plans: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 5. Provide the fixture cut sheets on the plan to clarify the lumen output of the proposed wall fixtures. 6. Add the following note to the plan: "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." 7. Consider adding a planting bed with trees along the side (south) elevation to relieve the blankness of the wall. 8. Coordinate the drawings regarding the sidewalk on the south elevation. 9. Coordinate all drawings regarding sign size. 10. Revise the side elevation and the position of the sign on that elevation to result in a sign location that is fully integrated with the architectural design. 11. Add the following note to the sign drawings: The level of illumination provided by the LED lights will not exceed the illumination produced by a single stroke of 30 milliamp (ma) neon. G9 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date C 1.0 Title Sheet 2/20/2012 C2.0 Existing Conditions and Demolition Plan 2/20/2012 C3.0 Layout Plan 2/20/2012 Al Elevations and perspective views 2/20/2012 S1 Sign drawing — elevations 11/18/2011 S2 Sign drawing — details 11/18/2011 Photos (2) — views from the ECs Materials board: Stucco 1: Sto Indiana Limestone; Stucco 2: Sto, Wild Cattails; Paint 1: on CMU, SW -6141 Softer Tan (or match stucco 1); Paint 2: on cement siding, SW- 6107 Nomadic Desert (or match stucco 2); Metal 1: awnings and storefront, prefinished Kynar in Hartford Green; Metal 2: entry canopy and mechanical screens, prefinished Kynar in Musket Gray. Material samples — Stone: Stone Craft Industries Heritage Blend, Pennsylvania; glass: 1" insulated solar gray, 7% reflectance out