HomeMy WebLinkAboutARB201200034 Review Comments Miscellaneous Submittal 2012-04-09ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project # /Name
ARB- 2012 -34: MedExpress Renovation
Review Type
Preliminary Review of a Building Permit
Parcel Identification
Tax Map 78, Parcel 17D6
Location
260 Pantops Center, on the south side of Route 250 East, approximately 350' west of Riverbend Drive
Zoned
Planned Development Shopping Center (PDSC), Entrance Corridor (EC)
Owner /Applicant
Hurt Investment Company/Piedmont Development Group (Katurah Roell)
Magisterial District
Rivanna
Proposal
To renovate the exterior of an existing commercial building.
Context
The site is located in the heavily developed commercial area of Pantops adjacent to the Pantops Shopping Center.
Visibility
The building is located adjacent to the Route 250 East Entrance Corridor. The front and side elevations are readily
visible from the EC.
ARB Meeting Date
April 16, 2012
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
The existing building and site layout predate the establishment of Route 250 East as an Entrance Corridor. Interior renovations have already begun, including the
infill of an exterior door and construction of the restroom at the northwest corner of the building with an interior wall backing some of the front windows.
ANALYSIS
REF
GUIDELINE
ISSUE
RECOMMENDATION
1
The goal of the regulation of the design of
The existing building does not reflect historic
See comments below.
development within the designated Entrance Corridors
architecture, but the renovation is expected to
is to insure that new development within the corridors
help promote orderly and attractive
reflects the traditional architecture of the area.
development along the corridor.
Therefore, it is the purpose of ARB review and of
these Guidelines, that proposed development within
the designated Entrance Corridors reflect elements of
design characteristic of the significant historical
landmarks, buildings, and structures of the
Charlottesville and Albemarle area, and to promote
orderly and attractive development within these
corridors. Applicants should note that replication of
historic structures is neither required nor desired.
2
Visitors to the significant historical sites in the
With the proposed renovation, the building will
See comments below.
Charlottesville and Albemarle area experience these
blend better with the surrounding development.
sites as ensembles of buildings, land, and vegetation.
The building is expected to remain a
In order to accomplish the integration of buildings,
"background" building.
land, and vegetation characteristic of these sites, the
Guidelines require attention to four primary factors:
compatibility with significant historic sites in the area;
the character of the Entrance Corridor; site
development and layout; and landscaping.
3
New structures and substantial additions to existing
Some features of the existing building that
See comments below.
structures should respect the traditions of the
have no relationship to the architectural
architecture of historically significant buildings in the
traditions of the area would be removed with
Charlottesville and Albemarle area.
the proposed renovation.
4
The examples contained in Appendix A should be
With the proposed renovation, the building will
See comments below.
used as a guide for building design: the standard of
blend better with the surrounding buildings.
compatibility with the area's historic structures is not
intended to impose a rigid design solution for new
development. Replication of the design of the
important historic sites in the area is neither intended
nor desired. The Guideline's standard of compatibility
can be met through building scale, materials, and
forms which may be embodied in architecture which
is contemporary as well as traditional. The Guidelines
allow individuality in design to accommodate varying
tastes as well as special functional requirements.
5
It is also an important objective of the Guidelines to
By removing existing features that have no
See comments below.
establish a pattern of compatible architectural
relationship to historic architecture, the
characteristics throughout the Entrance Corridor in
building is expected to become more
order to achieve unity and coherence. Building
compatible with the surroundings.
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,
Proposed forms, features, windows and doors
Revise the proposal to
windows, doors, materials, colors and textures should
are very simple and have no particular
incorporate some traditional
be compatible with the forms and features of the
connection to the historic architecture of the
material into the design.
significant historic buildings in the area, exemplified
area. The primary existing features that are not
by (but not limited to) the buildings described in
compatible — the angled piers and the chunky
See below for comments
Appendix A [of the design guidelines]. The standard
awnings — would be removed with this
regarding blankness.
of compatibility can be met through scale, materials,
renovation.
and forms which may be embodied in architecture
Maintain transparency of
which is contemporary as well as traditional. The
The proposal calls for the resurfacing of the
windows or pursue
replication of important historic sites in Albemarle
EIFS on the entire building. This extensive use
additional measures to
County is not the objective of these guidelines.
of EIFS does not have a connection to the
historic architecture of the area. The addition
eliminate noticeability of
non - transparent windows.
10
Buildings should relate to their site and the
surrounding context of buildings.
of a traditional material (brick, stone, etc.),
possibly at the base of the building, at the
entrance, and/or at the front elevation, could
establish more of a historic connection.
The floor plan shows that some windows at the
northwest corner of the building would be
backed by solid interior wall. The elevations
and perspectives show that this window area
on the side elevation has a continuous EIFS
surface, which the applicant indicates is the
accurate proposed condition for those three
windows. This condition increases blank wall
area. The applicant has indicated a willingness
to add detail in this area.
The proposal includes two windows on the
front elevation backed by interior walls. Most
previous attempts at this type of installation in
the ECs have not achieved an appropriate
appearance. The interior wall backing the
windows has already been constructed. A
contractor on site has indicated that the
bathroom wall next to the glass has been
painted a dark color to diminish its visibility
and the plan is to darken this section of glass
with film to further reduce visibility. The
interior wall does have an impact on the
appearance from the exterior. The end of the
wall, which is a lighter color than the
surroundings, is visible through the windows
from the exterior, and the reflection in that
section of window differs from the rest of the
window. Noticeability is somewhat diminished
by the setback of the windows from the end
walls and the overhang of the roof that puts the
windows in shadow. The setback from the end
walls will remain the same with the renovation
but the roof overhang will change. The change
could increase noticeability.
11
The overall design of buildings should have human
The building achieves a more human scale
See comments below.
scale. Scale should be integral to the building and site
with the use of a base, a color band at the top
design.
of the main walls, and score lines in the EIFS.
12
Architecture proposed within the Entrance Corridor
The colored band at the top of the main walls
Consider medium to dark
should use forms, shapes, scale, and materials to
of the building helps unify the structure. Using
gray for the color band
create a cohesive whole.
black for the band may present too much
instead of black.
contrast.
13
Any appearance of "blankness" resulting from
Significant blank wall area would remain with
Add materials and/or
building design should be relieved using design detail
the proposed renovation. Additional detailing
detailing to relieve the
or vegetation, or both.
and/or alternate treatment of these areas would
blankness of the side
be appropriate to relieve the blankness.
elevations.
17
Accessory structures and equipment should be
A parapet wall is proposed to be constructed to
Revise the parapet design to
integrated into the overall plan of development and
conceal rooftop mechanical equipment. Parapet
reduce its visual impact.
shall, to the extent possible, be compatible with the
height is proposed at 5' 4' /a ". The parapet has a
building desi gns used on the site.
significant presence in the overall design, and
it is the location of signs on the east elevation.
18
The following should be located to eliminate visibility
from the Entrance Corridor street. If, after appropriate
An alternate treatment to reduce the visual
siting, these features will still have a negative visual
impact of the parapet — possibly an alternate
impact on the Entrance Corridor street, screening should
color, texture or detailing — could produce a
be provided to eliminate visibility.
more appropriate appearance.
a. Loading areas,
b. Service areas,
c. Refuse areas,
d. Storage areas,
e. Mechanical equipment,
f. Above - ground utilities, and
g. Chain link fence, barbed wire, razor wire, and
similar security fencing devices.
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 to the site plan and
The note does not appear on the plans.
Add the following note to
the architectural plan: "Visibility of all mechanical
the plans: "Visibility of all
equipment from the Entrance Corridor shall be
mechanical equipment from
eliminated."
the Entrance Corridor shall
be eliminated."
Lighting
The applicant has indicated that no site or
None.
building lighting is proposed.
Landscaping
No new landscaping has been proposed.
Provide a landscape plan
Shrubs exist along the front and sides of the
that shows plants that exist,
building. The applicant has indicated that these
plants that will be removed,
will remain.
and plants that will be
added to relieve the
36
Landscaping of buildings and other structures:
Significant blank wall areas will remain on the
a. Trees or other vegetation should be planted along
building. Trees and shrubs in these areas would
blankness of the walls.
the front of long buildings as necessary to soften the
be appropriate to relieve the blankness.
appearance of exterior walls. The spacing, size, and
type of such trees or vegetation should be determined
by the length, height, and blankness of such walls.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Materials: extent of EIFS used, lack of traditional materials
2. Blankness of walls
3. Parapet wall: height, color, visual impact
4. Proposed colors
5. Landscaping: existing shrubs, lack of proposed plants, opportunity to relieve blankness
Staff offers the following comments on the preliminary proposal:
1. Revise the proposal to incorporate some traditional material into the design.
2. Maintain transparency of windows or pursue additional measures to eliminate noticeability of non - transparent windows.
3. Consider medium to dark gray for the color band instead of black.
4. Add materials and/or detailing to relieve the blankness of the side elevations.
5. Revise the parapet design to reduce its visual impact.
6. Add the following note to the plans: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated."
7. Provide a landscape plan that shows plants that exist, plants that will be removed, and plants that will be added to relieve the blankness of the walls.
8. 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."
G9
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:
The note does not appear on the plans.
Add the following note to
The following note should be added to the landscape
the landscape plan: "All site
plan: "All site plantings of trees and shrubs shall be
plantings of trees and
allowed to reach, and be maintained at, mature height;
shrubs shall be allowed to
the topping of trees is prohibited. Shrubs and trees
reach, and be maintained at,
shall be pruned minimally and only to support the
mature height; the topping
overall health of the plant."
of trees is prohibited.
Shrubs and trees shall be
pruned minimally and only
to support the overall health
of the plant."
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Materials: extent of EIFS used, lack of traditional materials
2. Blankness of walls
3. Parapet wall: height, color, visual impact
4. Proposed colors
5. Landscaping: existing shrubs, lack of proposed plants, opportunity to relieve blankness
Staff offers the following comments on the preliminary proposal:
1. Revise the proposal to incorporate some traditional material into the design.
2. Maintain transparency of windows or pursue additional measures to eliminate noticeability of non - transparent windows.
3. Consider medium to dark gray for the color band instead of black.
4. Add materials and/or detailing to relieve the blankness of the side elevations.
5. Revise the parapet design to reduce its visual impact.
6. Add the following note to the plans: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated."
7. Provide a landscape plan that shows plants that exist, plants that will be removed, and plants that will be added to relieve the blankness of the walls.
8. 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."
G9
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
Al
Partial Floor Plan
3/2/2012
A2
Existing Exterior Elevations
3/2/2012
A3
I Proposed Exterior Elevations and Renderings
3/2/2012
-
Site photos
-
-
Material Samples: EIFS for texture: sandpebble Fine DPR; Paint 1: SW6107 Nomadic Desert;
Paint 2: SW 6102 Portabello; Paint 3: SW 6258 Tricorn Black; Paint 4: BM HC 112 Tate Olive
-