HomeMy WebLinkAboutARB201200148 Review Comments Miscellaneous Submittal 2012-11-30ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project # /Name
ARB- 2012 -148: Northtown Center Phase 2A (Gander Mountain)
Review Type
Work Session
Parcel Identification
Tax Map 45, Parcel 111
Location
On the east side of Rt. 29 North, approximately 600' south of Carrsbrook Drive, at the southwest corner of the
Northtown Center development.
Zoned
Highway Commercial (HC), Entrance Corridor (EC)
Owner /Applicant
First Gold Leaf Land Trust/Collins Engineering (Scott Collins)
Magisterial District
Rio
Proposal
To construct a Gander Mountain retail store as Phase 2A of the development.
Context
The building is proposed for the southwest corner of the Northtown Center development. A Stellar One bank is
currently the only building constructed in that development. Smaller scale commercial buildings that predate the
establishment of the Entrance Corridor stand to the south of the development. The Rivanna Plaza development is
located across Route 29 to the west.
Visibility
The proposed building will be readily visible from the EC. Southbound traffic will have a clear view of the entrance
(north) elevation and the EC elevation. Northbound traffic will view the west end of the back (south) of the building
and the EC elevation. The gable of the entrance element, because of its height, will have greater visibility along the
corridor.
ARB Meeting Date
December 3, 2012
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
DATE
REVIEW
TYPE
RESULT
11/1/12
Preliminary
Staff met with the applicant to discuss a preliminary design for the Gander Mountain Store. The following
meeting
comments were provided after the meeting. Changes to the prototypical design were made as described in #15,
below.
• Please note that it is likely that multiple treatments will be required, and the treatments suggested here are only
some of the possible solutions that your architect can consider:
• Mechanical equipment must be completely hidden from view. Please pay careful attention to rooftop equipment,
but do not increase parapet height such that it results in awkward building proportions.
• Tilt -up panels are a concern and textures meant to resemble real materials (i.e., brick) are not appropriate,
particularly so close to the Entrance Corridor.
• Significantly reduce the height discrepancy between the entrance element and the building without increasing
the scale of the building. Consider 1/4 of the building height as the maximum height for the entrance element to
rise above the building.
• Revise the design so that the entrance element looks like it is an integrated architectural feature of the building,
not a "stuck -on" element.
• Visibility of the back of the entrance element is not appropriate.
• If landscaping is meant to screen the back of the building, it will need to be substantial in size and quantity at
planting.
• Break up the long walls (front and side) with recesses and/or projections and architectural features.
• Increase the number of windows on the front and side elevations.
• The use of "fake" windows will likely be the subject of much discussion and could extend review time. If
proposed, provide details on how they will be constructed and sufficient information to understand their
appearance.
• Provide a cornice for the building.
• The green color band is not an appropriate feature.
• Extending the canopies /awnings /colonnade along the front and side elevations may be one possible method for
relieving blankness. Consider repeating the smaller gabled elements at intervals.
• Provide some visual connection between the front and side elevations.
• Incorporating planting areas along the long walls is one method for relieving blankness.
• Landscaping as the only treatment for the EC elevation is not appropriate. The goal of the EC is appropriately
designed buildings enhanced with landscaping, not inappropriately designed buildings hidden by trees.
• Color and material samples will be required.
• Revise the design so that there is some visual connection to /compatibility with the bank building.
9/29/08
SDP - 2006 -61
Final site plan approval for Phase 1 of Northtown Center.
9/22/08
ARB- 2007 -10
Certificate of Appropriateness issued for Phase 1 of Northtown Center.
8/2/06
ARB- 2006 -34
Last set of ARB comments provided on the entire Northtown Center project.
ANALYSIS
REF
GUIDELINE
ISSUE
RECOMMENDATION
GENERAL GUIDELINES
1
The goal of the regulation of the design of
The proposed design does not reflect the
Revise the design to reflect the historic
development within the designated Entrance
design of Albemarle's historic architecture.
architecture of Albemarle County.
Corridors is to insure that new development
within the corridors reflects the traditional
architecture of the area. 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
The proposed building and landscaping do
Charlottesville and Albemarle area experience
not exhibit an integration that is
these sites as ensembles of buildings, land,
characteristic of Albemarle's historic
and vegetation. In order to accomplish the
architecture.
integration of buildings, 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
Respect for the traditional architecture of
existing structures should respect the
the area is not evident in the proposed
traditions of the architecture of historically
design.
significant buildings in the Charlottesville and
Albemarle area. Photographs of historic
buildings in the area, as well as drawings of
architectural features, which provide
important examples of this tradition are
contained in Appendix A.
4
The examples contained in Appendix A
The combination of scale, materials and
should be used as a guide for building design:
form of the proposed design are not
the standard of compatibility with the area's
compatible with the historic architecture of
historic structures is not intended to impose a
the area.
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
The proposed building design doesn't
Guidelines to establish a pattern of compatible
demonstrate sensitivity to the Stellar One
architectural characteristics throughout the
bank or the commercial building to the
Entrance Corridor in order to achieve unity
south.
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.
Structure design
9
Building forms and features, including roofs,
The proposed building is basically a box
Revise the design, using forms,
windows, doors, materials, colors and textures
with a few design elements applied to the
features, materials and scale that are
should be compatible with the forms and
exterior. Adopting the premise of only
compatible with the historic buildings
features of the significant historic buildings in
changing the box by minimal application of
of the area. Eliminate the cosmetic
the area, exemplified by (but not limited to)
cosmetic elements significantly limits the
appearance of the architectural
the buildings described in Appendix A [of the
result. The design becomes one in which
treatments.
design guidelines]. The standard of
individual elements can be identified as
compatibility can be met through scale,
having some connection to local
materials, and forms which may be embodied
architecture (reddish -brown brick, cornices,
in architecture which is contemporary as well
gables, awnings), but the combination of
as traditional. The replication of important
elements does not. The scale of the
historic sites in Albemarle County is not the
building, and the over - scaled applied
objective of these guidelines.
elements (8' building base, 4' distance
between awning and window, entrance
feature nearly twice the building height, 10'
entrance column bases), further distance the
design from local historic examples, and
from nearby buildings. The cultured stone
does not resemble typical building stone of
the area.
10
Buildings should relate to their site and the
The proposed building has no relationship
Revise the design to show some
surrounding context of buildings.
to the bank that is located to the north in the
relationship to the Stellar One bank
same development, or to the commercial
building.
building to the south.
11
The overall design of buildings should have
Although there are some elements that help
Revise the design to incorporate
human scale. Scale should be integral to the
bring down the scale of the building
human scale into the building.
building and site design.
(change in color at the base of the wall,
addition of window bays on the side
elevation), those elements are also over -
scaled (the 8' base), and nothing reaches
human scale. The entrance element
emphasizes the scale issue. It is almost
twice the height of the building, with 10'-
tall column bases.
12
Architecture proposed within the Entrance
A version of the entrance element is
Establish a more cohesive architectural
Corridor should use forms, shapes, scale, and
repeated on the EC elevation, but each of
design; consider increasing the depth
materials to create a cohesive whole.
the elements has a tacked -on appearance.
of the window bays, adding arcades or
Increasing the depth of the window bays
colonnades, stepping back the parapet,
could help resolve the issue. Connecting
and starting with a less regular
arcades /colonnades on the front and side
building form that incorporates
elevation and stepping back the parapet
significant recesses /projections.
above the cornice might also help. Moving
away from the completely regular box as
the starting point and adopting a less regular
building form with recesses and projections
would also be a significant help.
13
Any appearance of "blankness" resulting from
Although two window bays have been
Further reduce blankness. Further limit
building design should be relieved using
added on the EC elevation, significant blank
the expanse of walls without relief.
design detail or vegetation, or both.
walls remain. On the EC elevation, walls
extend without relief (except for base and
Consider an alternate, less noticeable
cornice) for 43', 60' and 37' which is
treatment for the back of the entrance
approximately 75% of the elevation. The
gable.
west end of the front (north) elevation
extends for 108' without relief. The back of
Extend the architectural detailing on
the entrance gable is a blank surface,
the south elevation at least to the point
intended to be screened by planting. At 42'
where the building steps back for the
5 ' /a" tall, it will be a long time before the
loading area.
proposed landscaping will screen the gable,
and whether it will do so completely is not
certain. The brick base and cornice detail
extend for only 20' on the south elevation.
14
Arcades, colonnades, or other architectural
The proposed building would not be
Revise the design to show some
connecting devices should be used to unify
physically or visually unified with the
relationship to the Stellar One bank
groups of buildings within a development.
existing building in the development.
building.
15
Trademark buildings and related features
The elevation drawing identifies the
Revise the design to reflect the historic
should be modified to meet the requirements
following modifications to the prototype:
architecture of Albemarle County.
of the Guidelines.
brick veneer, additional stone veneer,
cornice and accent trim, 2 canopies and
windows, and reduced signage. Although
modifications have been made, several
guidelines have not been met and the
building does not reflect the traditional
architecture of the county.
16
Window glass in the Entrance Corridors should
A limited amount of glass is proposed and
Clarify the type of windows proposed
not be highly tinted or highly reflective.
details on the type of glass have not been
for the EC elevation. Indicate if they
Reflectance off the outside pane of glass should
provided. The drawings don't clearly
are true windows that allow visibility
be kept below 7 %. Specifications on the
indicate whether the windows on the EC
into the building. If they are not,
proposed window glass and samples of tinted
elevation are true windows.
provide additional information to
window glass should be submitted with the
clarify their appearance and details on
application for final review.
how they will be constructed.
Accessory structures and equipment
17
Accessory structures and equipment should be
The applicant has indicated that the parapet
Revise the elevation drawings to show
integrated into the overall plan of
will screen the rooftop mechanical
the location and height of rooftop
development and shall, to the extent possible,
equipment.
equipment. Ensure that all equipment
be compatible with the building designs used
will not be visible.
on the site.
18
The following should be located to eliminate
A loading area is proposed on the south side
Extend the architectural detailing on
visibility from the Entrance Corridor street. If,
of the building, set back from the EC
the south elevation at least to the point
after appropriate siting, these features will still
elevation approximately 66'. The brick base
where the building steps back for the
have a negative visual impact on the Entrance
and cornice detail of the EC elevation
loading area. See landscaping
Corridor street, screening should be provided to
extend for only 20' on the south elevation.
recommendations.
eliminate visibility.
Landscaping could help limit the impacts of
a. Loading areas,
the loading area.
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
The note is included on the site plan but not
Include the following note on the
plan and the architectural plan: "Visibility of
on the architectural drawings.
architectural elevations: "Visibility of
all mechanical equipment from the Entrance
all mechanical equipment from the
Corridor shall be eliminated."
Entrance Corridor shall be eliminated."
Landscaping
Note that trees illustrated on the color renderings don't necessarily match those
shown on the landscape plan.
36
Landscaping of buildings and other structures:
The landscape plan shows 6 Linden trees
If landscaping is shown on the
a. Trees or other vegetation should be planted
along the EC elevation. The color rendering
elevations, be sure the landscape plan
along the front of long buildings as necessary
shows 7 trees spaced to coordinate with the
shows the same plants. Coordinate
to soften the appearance of exterior walls. The
architecture in that location.
plant locations with architectural
spacing, size, and type of such trees or
elements.
vegetation should be determined by the
Adding trees along the west end of the front
length, height, and blankness of such walls.
(north) elevation is one method for relieving
Combined with other architectural
b. Shrubs should be used to integrate the site,
some of the blankness in that location.
measures, consider adding trees along
buildings, and other structures; dumpsters,
the west end of the front (north)
accessory buildings and structures; "drive
Adding more landscaping along the west
elevation to help relieve blankness.
thru" windows; service areas; and signs.
end of southern property line, in a mix of
Shrubs should measure at least 24 inches in
evergreen and deciduous trees, is one
Increase and extend the landscaping at
height.
method for offsetting the negative impacts
the western end of the southern
of that part of the building.
property line. Provide a mix of
evergreen and deciduous trees. Extend
the planting to the location of the
proposed tree line.
38
Plant health: The following note should be
The note does not appear on the plan.
Add the following note to the landscape
added to the landscape plan: "All site plantings
plan: "All site plantings of trees and
of trees and shrubs shall be allowed to reach,
The quantity of proposed Linden and Abelia
shrubs shall be allowed to reach, and
and be maintained at, mature height; the
comprise more than 25% of the total
be maintained at, mature height; the
topping of trees is prohibited. Shrubs and
quantity of trees and shrubs. To support the
topping of trees is prohibited. Shrubs
trees shall be pruned minimally and only to
health of the on -site plants, that percentage
and trees shall be pruned minimally
support the overall health of the plant."
should not be exceeded.
and only to support the overall health
of the plant."
Limit the number of proposed plants
for any one species to 25% of the total
proposed for that plant type (tree or
shrub).
40
Site grading should maintain the basic
A retaining wall is proposed along the
Identify the color /finish of the
relationship of the site to surrounding
south side of the site. It reaches 18' tall
Redi -Rock retaining wall.
conditions by limiting the use of retaining
and is to be constructed of Redi -Rock.
walls and by shaping the terrain through the
The color /finish is not identified.
use of smooth, rounded land forms that
blend with the existing terrain. Steep cut or
fill sections are generally unacceptable.
Proposed contours on the grading plan shall
be rounded with a ten foot minimum radius
where they meet the adjacent condition.
Final grading should achieve a natural,
rather than engineered, appearance.
Retaining walls 6 feet in height and taller,
when necessary, shall be terraced and
planted to blend with the landscape.
Lighting
No lighting information has been provided.
Provide complete information on
The illumination of the building,
building and site lighting for review.
particularly lighting of the entrance element,
Minimize the illumination of the
could have significant impacts.
building for purposes other than
safety /security.
The lighting note on the cover sheet does
not include the required wording.
Update the lighting notes on the cover
sheet to read as follows: 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.
SUMMARY OF RECOMMENDATIONS
Staff offers the following comments for the work session:
1. Revise the design to reflect the historic architecture of Albemarle County.
2. Revise the design, using forms, features, materials and scale that are compatible with the historic buildings of the area. Eliminate the cosmetic
appearance of the architectural treatments.
3. Revise the design to show some relationship to the Stellar One bank building.
4. Revise the design to incorporate human scale into the building.
5. Establish a more cohesive architectural design; consider increasing the depth of the window bays, adding arcades or colonnades, stepping back the
parapet, and starting with a less regular building form that incorporates significant recesses /projections.
6. Further reduce blankness. Further limit the expanse of walls without relief.
7. Consider an alternate, less noticeable treatment for the back of the entrance gable.
8. Clarify the type of windows proposed for the EC elevation. Indicate if they are true windows that allow visibility into the building. If they are not,
provide additional information to clarify their appearance and details on how they will be constructed.
9. Revise the elevation drawings to show the location and height of rooftop equipment. Ensure that all equipment will not be visible.
10. Extend the architectural detailing on the south elevation at least to the point where the building steps back for the loading area.
11. Include the following note on the architectural elevations: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated."
12. If landscaping is shown on the elevations, be sure the landscape plan shows the same plants. Coordinate plant locations with architectural elements.
13. Combined with other architectural measures, consider adding trees along the west end of the front (north) elevation to help relieve blankness.
14. Increase and extend the landscaping at the western end of the southern property line. Provide a mix of evergreen and deciduous trees. Extend the
planting to the location of the proposed tree line.
15. 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."
16. Limit the number of proposed plants for any one species to 25% of the total proposed for that plant type (tree or shrub).
17. Identify the color /finish of the Redi -Rock retaining wall.
18. Provide complete information on building and site lighting for review. Minimize the illumination of the building for purposes other than
safety /security.
19. Update the lighting notes on the cover sheet to read as follows: 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.
TIC
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
1
Site Plan Cover Sheet
No date
2
Existing Conditions
No date
3
Site Plan
No date
4
Site Sections
No date
Color elevations
November 9, 2012
Material Samples: Boral cultured stone: Stream Stone, Spring; Belden brick veneer:
modular Canyon Velour A; stained log, Una -Clad Metal: Sherwood Green; Dark
Bronze metal: Ultracrete; Paint: Universal Khaki, Quiver Tan
No date
11