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Home My WebLink AboutARB201200040 Review Comments Miscellaneous Submittal 2012-04-30ARCHITECTURAL REVIEW BOARD STAFF REPORT Project # /Name ARB- 2012 -40: Jason's Deli Review Type Preliminary Review of a Building Permit Parcel Identification Tax Map 61M, Block 12, Parcel 1C2 Location 1000 Shoppers World Court, on the west side of Route 29 North across from Fashion Square Mall, at the building occupied by Ragazzi's Zoned Planned Development Shopping Center (PDSC), Entrance Corridor (EC) Owner /Applicant Federal Realty Investment Trust/Deli Management, Inc. (Joey Geis) Magisterial District Rio Proposal To renovate the exterior of the Ragazzi's restaurant for Jason's Deli. Context/Visibility The building proposed for renovation is located in the Shopper's World Shopping Center. It is located approximately 60' from the Route 29 EC. Its front and side elevations are readily visible from the corridor. ARB Meeting Date May 7, 2012 Staff Contact Margaret Maliszewski Project History The existing Ragazzi's building predates the establishment of Route 29 North as an Entrance Corridor. The ARB has reviewed no applications related to this building. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION 1 The goal of the regulation of the design of development The proposed renovation None. within the designated Entrance Corridors is to insure changes the existing building to that new development within the corridors reflects the a more traditional form with a traditional architecture of the area. Therefore, it is the more human scale, a balanced purpose of ARB review and of these Guidelines, that entrance elevation, and a proposed development within the designated Entrance familiar application of raised Corridors reflect elements of design characteristic of parapets, storefront windows and the significant historical landmarks, buildings, and awnings. The proposal includes structures of the Charlottesville and Albemarle area, the application of a stone base and to promote orderly and attractive development and a new EIFS coating on the within these corridors. Applicants should note that walls. The proposed materials replication of historic structures is neither required nor and colors match or are desired. coordinated with those recently 3 New structures and substantial additions to existing approved for the adjacent structures should respect the traditions of the shopping center. The resulting architecture of historically significant buildings in the deli design, though not strongly Charlottesville and Albemarle area. historic, eliminates an eyesore 5 It is also an important objective of the Guidelines to from the corridor and establish a pattern of compatible architectural significantly increases characteristics throughout the Entrance Corridor in coordination with the order to achieve unity and coherence. Building designs surrounding development. The should demonstrate sensitivity to other nearby proposed design is expected to structures within the Entrance Corridor. Where a promote orderly and attractive designated corridor is substantially developed, these development. Guidelines require striking a careful balance between harmonizing new development with the existing The color elevations shows that character of the corridor and achieving compatibility the back of the raised parapets with the significant historic sites in the area. are not intended to be painted to 9 Building forms and features, including roofs, windows, match the wall colors. If visible doors, materials, colors and textures should be from the EC, this would not be compatible with the forms and features of the appropriate because it would significant historic buildings in the area, exemplified by (but not limited to) the buildings described in Appendix have an unfinished appearance. A [of the design guidelines]. The standard of The applicant has indicated that compatibility can be met through scale, materials, and a viewer would have to be 292' forms which may be embodied in architecture which is away from the building to see contemporary as well as traditional. The replication of the back of the parapet wall. important historic sites in Albemarle County is not the objective of these guidelines. Given the location of nearby development and street trees, the 10 Buildings should relate to their site and the surrounding backs of the raised parapets may context of buildings. not be noticeable. 11 The overall design of buildings should have human scale. Scale should be integral to the building and site design. 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. 13 Any appearance of "blankness" resulting from building The side elevations of the Revise the left elevation to design should be relieved using design detail or existing building are mostly reduce blankness using vegetation, or both. blank. The proposed renovation architectural, rather than adds windows and reduces the graphic, solutions. blankness on the right elevation. The blankness of the left elevation is not improved with the proposal. Staff has discussed the blankness of the left elevation with the applicant. The applicant has indicated that the left side of the building is devoted to kitchen space, so adding windows isn't an option. The existing parking layout is intended to remain, so there appears to be no available area for additional planting on either side of the building. The applicant is pursuing other alternatives for reducing the blankness. 16 Window glass in the Entrance Corridors should not be The type of window glass Indicate the type of window highly tinted or highly reflective. Reflectance off the proposed is not indicated in the glass proposed. Provide specs. outside pane of glass should be kept below 7 %. drawings. Show that reflectance off the Specifications on the proposed window glass and outside pane will be kept below samples of tinted window glass should be submitted 7 %. Note that heavy tints are with the application for final review. generally not approved. 17 Accessory structures and equipment should be The locations and sizes of None. integrated into the overall plan of development and rooftop equipment are shown on shall, to the extent possible, be compatible with the the roof plan and have been building designs used on the site. added to the elevation sheets. It appears that the equipment will 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate not be seen above the parapets siting, these features will still have a negative visual on the front or side elevations. impact on the Entrance Corridor street, screening should be provided to eliminate visibility. 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. 21 The following note should be added to the site plan and A similar note appears on A1.4, Add the following note to the the architectural plan: "Visibility of all mechanical the roof plan. The note should elevation sheets: "Visibility of equipment from the Entrance Corridor shall be also appear on the elevation all mechanical equipment from eliminated." sheets. the Entrance Corridor shall be eliminated." Be sure the note appears on the drawings included with the building permit application. 23 Light should be shielded, recessed or flush - mounted Two types of wall fixtures are None. to eliminate glare. All fixtures with lamps emitting proposed. They both emit more 3000 lumens or more must be full cutoff fixtures. than 3,000 lumens and both are full cutoff fixtures with a bronze 26 Dark brown, dark bronze, or black are appropriate colors for free - standing pole mounted light fixtures in finish. The wall fixtures will the Entrance Corridors. help illuminate the sidewalks and/or parking areas that 28 In determining the appropriateness of lighting fixtures for the Entrance Corridors, the individual surround the building. context of the site will be taken into consideration on a case by case basis. 29 The following note should be included on the The note does not appear on the Add the following note to the lighting plan: "Each outdoor luminaire equipped with drawings. drawings: "Each outdoor a lamp that emits 3,000 or more initial lumens shall luminaire equipped with a lamp be a full cutoff luminaire and shall be arranged or that emits 3,000 or more initial shielded to reflect light away from adjoining lumens shall be a full cutoff residential districts and away from adjacent roads. luminaire and shall be arranged The spillover of lighting from luminaires onto public or shielded to reflect light away roads and property in residential or rural areas zoning from adjoining residential districts shall not exceed one half footcandle." 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." 36 Landscaping of buildings and other structures: No landscaping is proposed to None. a. Trees or other vegetation should be planted along the be added to the site. Existing front of long buildings as necessary to soften the landscaping around the building appearance of exterior walls. The spacing, size, and is minimal. It includes two small type of such trees or vegetation should be determined planters near the front entrance by the length, height, and blankness of such walls. and a tree near the back of the b. Shrubs should be used to integrate the site, buildings, right elevation. The existing and other structures; dumpsters, accessory buildings landscaping is proposed to and structures; "drive thru" windows; service areas; and remain. The existing parking SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Blankness of the left elevation 2. Treatment for the back side of the raised parapets 3. Appropriate wall sign type Staff offers the following comments on the preliminary plan: 1. Revise the left elevation to reduce blankness using architectural, rather than graphic, solutions. 2. Indicate the type of window glass proposed. Provide specs. Show that reflectance off the outside pane will be kept below 7 %. Note that heavy tints are generally not approved. 3. Add the following note to the elevation sheets: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." Be sure the note appears on the drawings included with the building permit application. 4. Add the following note to the drawings: "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." 5. Revise the wall sign type to channel letters without a box or panel background. 31 signs. Shrubs should measure at least 24 inches in layout is intended to remain, so height. there appears to be no available area for additional planting near the building. SIGNS Although complete information has not been submitted for review at this time, the Revise the wall sign type to elevation drawings show wall signs proposed for the front and right side elevations channel letters without a box or of the building. The EC sign guidelines recommend channel letters as the panel background. appropriate wall sign type. The illustrated signs are channel letters on a logo box, with the letters and the border of the box to be illuminated. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Blankness of the left elevation 2. Treatment for the back side of the raised parapets 3. Appropriate wall sign type Staff offers the following comments on the preliminary plan: 1. Revise the left elevation to reduce blankness using architectural, rather than graphic, solutions. 2. Indicate the type of window glass proposed. Provide specs. Show that reflectance off the outside pane will be kept below 7 %. Note that heavy tints are generally not approved. 3. Add the following note to the elevation sheets: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." Be sure the note appears on the drawings included with the building permit application. 4. Add the following note to the drawings: "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." 5. Revise the wall sign type to channel letters without a box or panel background. 31 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date - Color elevations - C1.0 Site Plan 3 -13 -2012 A1.0 Floor Plan 3 -13 -2012 A1.4 Roof Plan 3 -13 -2012 A2.0 Existing Elevations 3 -13 -2012 A2.1 Exterior Elevations (2 sheets) 3 -13 -2012 - Lighting cut sheets (Lithonia TWP and LiteForms 1175) - - Photo of metal awning - - Site photos -