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HomeMy WebLinkAboutARB201200162 Review Comments Miscellaneous Submittal 2012-12-28ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB- 2012 -162: Gander Mountain Review Type Work Session #2 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 standing approximately 650' to the north is currently the only building completed 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 under construction 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 (west) elevation. Northbound traffic will have a clear view of the EC elevation and will view a portion of the back (south) elevation. The back of the entrance gable is expected to have some visibility from the EC. ARB Meeting Date January 7, 2013 Staff Contact Margaret Maliszewski PROJECT HISTORY DATE REVIEW TYPE RESULT 12/5/12 Work Session A work session was held with the ARB on the original Gander Mountain proposal. The comments made at that meeting are included in the Analysis section of this report. 11/1/12 Preliminary meeting Staff met with the applicant to discuss a preliminary design for the Gander Mountain Store. 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. CHANGES TO THE PROPOSAL • Brick has been added to the front elevation. • The cultured stone has been revised and is proposed at the base of the piers and at the base of most of the front elevation. • Some material colors have changed. • Piers have been added at intervals along the north and west elevations, and at the west end of the south elevation. They project approximately 12" from the face of the wall. • The entrance gable has been reduced approximately 2'51/4" in height to a total of 40' high, and from 30' to 17' in depth, and from 56' wide to 51' wide (measured from outside of log supports). • A low gable faced with log siding has been added to the center of the west (EC) elevation. • Canopies flanking the entrance element have been extended in length, and are supported by paired "logs ". • The cornice has been moved to the top of the walls. An intermediate band is provided 18' above ground level. • Some of the proposed planting has changed. • An additional site section has been provided. • Wall lights are shown on the elevations. ANALYSIS REF GUIDELINE ARB 12/5/2012 COMMENT STAFF COMMENTS ON REVISED PROPOSAL ISSUES/RECOMMENDATIONS GENERAL GUIDELINES 1 The goal of the regulation of the design of 1.Revise the design to reflect the More brick has been added to the building; the use of gables, Question for the ARB: Does the development within the designated Entrance historic architecture of Albemarle canopies and piers has increased; and colors have been proposed design sufficiently reflect Corridors is to insure that new development County. revised to increase compatibility with Albemarle's the traditional architecture of the within the corridors reflects the traditional architecture, but the log features which are the focus of the area? architecture of the area. Therefore, it is the design point to a non -local tradition, and the overall design purpose of ARB review and of these doesn't really reflect Albemarle's traditional architecture. Guidelines, that proposed development within the designated Entrance Corridors reflect The design has been revised to incorporate the brick and elements of design characteristic of the mortar used at the Stellar One bank building. 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 Charlottesville and Albemarle area experience these sites as ensembles of buildings, land, and vegetation. In order to accomplish the 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 existing structures should respect the traditions of the architecture of historically 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 should be used as a guide for building design: the standard of 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 establish a pattern of compatible architectural characteristics throughout the Entrance Corridor in order to achieve unity 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, 2.Revise the design, using forms, More brick has been added to the building; the use of gables, Question for the ARB: Are the windows, doors, materials, colors and textures features, materials and scale that canopies and piers has increased; and colors have been proposed forms, features, materials, should be compatible with the forms and are compatible with the historic revised to increase compatibility with Albemarle's colors and scale compatible with features of the significant historic buildings in buildings of the area. Eliminate the architecture. Piers and trees have been added to help break up those of the significant historic the area, exemplified by (but not limited to) cosmetic appearance of the the length of the building. A gable with log siding has been buildings in the area? Are the the buildings described in Appendix A [of the architectural treatments. added on the EC elevation. features with log siding appropriate design guidelines]. The standard of for the EC? compatibility can be met through scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The replication of important historic sites in Albemarle County is not the objective of these guidelines. 10 Buildings should relate to their site and the 3.Revise the design to show some The proposed brick has been revised to Old Virginia Brick Question for the ARB: Does the surrounding context of buildings. relationship to the Stellar One Poplar Forest, and the mortar to color #73 to match the brick proposed design sufficiently relate bank building. and mortar at the Stellar One bank. to the surrounding context of buildings? 11 The overall design of buildings should have 4.Revise the design to incorporate The addition of piers along the length of the walls, the Question for the ARB: Is human human scale. Scale should be integral to the human scale into the building. reduction in height of the masonry base, and the distribution scale integral to the building building and site design. of color all help to improve the scale of the building, but the design? Is human scale sufficiently building will still appear to be a very a large one. evident in the building design? 12 Architecture proposed within the Entrance 5.Establish a more cohesive The bays with fake windows have been removed from the EC Question for the ARB: Is the log - Corridor should use forms, shapes, scale, and architectural design; consider elevation and piers have been added instead. The gable added sided gable an appropriate element materials to create a cohesive whole. increasing the depth of the window to the side elevation connects visually with the log entrance for the EC side of the building? bays, adding arcades or feature, but it expands the use of a trademark feature that Does the architectural design colonnades, stepping back the isn't representative of local architecture. The canopies have represent a cohesive whole? parapet, and starting with a less been extended on the front elevation, but they end abruptly, regular building form that with a 5' gap between canopy and pier. The awnings are also Recommendations: Provide incorporates significant supported by paired "logs ", which again reference non -local increased coordination between the recesses /projections. architecture. canopies and piers on the front elevation. Consider alternate Emergency exit doors are proposed in a light tan color that canopy supports that relate to local draws attention to them. architecture. Revise the color of the emergency exit doors to minimize noticeabilit . 13 Any appearance of "blankness" resulting from 6.Further reduce blankness. The blankness of the north (front) elevation has been Question for the ARB: Has building design should be relieved using Further limit the expanse of walls addressed in this revision with the extension of the canopies blankness been sufficiently design detail or vegetation, or both. without relief. and the addition of piers and brick. The actual length of relieved? Is the proposed treatment uninterrupted wall on the EC elevation has not decreased in for the back of the entrance gable the revised proposal. The distribution of piers, materials and appropriate? Is additional planting colors does provide a balance across the elevation. required along the south property line? If so, how much should be 7. Consider an alternate, less The entrance gable has been reduced in size (see "changes to added, at what sizes, and how far noticeable treatment for the back proposal" for measurements) but the light tan colored finish should it extend? of the entrance gable or consider for the back of the gable has not changed. an alternate gable design. Recommendations: Increase and extend the landscaping at the 10. Extend the architectural The detailing (piers, masonry, cornice, colors) of the EC western end of the southern detailing on the south elevation at elevation now turns the southwest corner to the south property line. Provide a mix of least to the point where the elevation and continues for approximately 68' to the point evergreen and deciduous trees, with building steps back for the loading where the building steps back to create the loading area. evergreens being the primary area. Provide site section component. Extend the planting to addressing visibility of the An additional site section has been provided, but it is does the location of the proposed tree southwest corner. not pass through the proposed building. Site section 1, which line. Consider a darker color for the was provided previously and is included again in this back of the entrance gable, to submittal, is taken from a point on the EC approximately reduce noticeability. 100' south of the site. It passes through the entrance to the adjacent site at the south, the planting area at the southwest corner of the Gander site, the western bay of the Gander south elevation, and the front gable of the Gander building. The section shows that from that particular vantage point, a 25' tall tree would block the view of the upper part of the building. The tree in question is a River Birch proposed to be planted at 10 -12' tall. (Note that the site section sheet does not show the three River Birch trees at this corner; they are shown on the landscape plan.) Visibility would be greater prior to the tree reaching the illustrated height, and visibility will be greater than the one vantage point that is illustrated. Because all of the trees that currently exist between the proposed building and the existing building to the south will be removed, and because only a few deciduous trees are proposed at the southwest corner of the site, the proposed building and the back of its front gable will be visible above the existing building to the south for a few hundred feet along the corridor. Closer to the site, a brief angled view of the loading area will also be available. Additional evergreen planting along the southern property line and a darker color for the back of the gable could help limit negative impacts. 14 Arcades, colonnades, or other architectural 3.Revise the design to show some The proposed brick has been revised to Old Virginia Brick Question for the ARB: Is the connecting devices should be used to unify relationship to the Stellar One Poplar Forest, and the mortar to color #73 to match the brick proposed design unified with the groups of buildings within a development. bank building. and mortar at the Stellar One bank. development? 15 Trademark buildings and related features 1.Revise the design to reflect the More brick has been added to the building; the use of gables, Question for the ARB: Does the should be modified to meet the requirements historic architecture of Albemarle canopies and piers has increased; and colors have been proposed design sufficient) reflect of the Guidelines. County. revised to increase compatibility with Albemarle's the traditional architecture of the architecture, but the log features which are the focus of the area? design point to a non -local tradition, and the overall design doesn't really reflect Albemarle's traditional architecture. 16 Window glass in the Entrance Corridors should 8.Clarify the type of windows The fake windows have been removed from the EC elevation. n/a not be highly tinted or highly reflective. proposed for the EC elevation. Reflectance off the outside pane of glass should Indicate if they are true windows be kept below 7 %. Specifications on the that allow visibility into the proposed window glass and samples of tinted building. If they are not, provide window glass should be submitted with the additional information to clarify application for final review. their appearance and details on how they will be constructed. Accessory structures and equipment 17 Accessory structures and equipment should be 9.Revise the elevation drawings to The applicant has indicated that the parapet will screen the Recommendations: Revise the integrated into the overall plan of show the location and height of rooftop mechanical equipment, but the equipment has not elevation drawings to show the development and shall, to the extent possible, rooftop equipment. Ensure that all been shown as requested. The top of deck is shown at 22' and location and height of rooftop be compatible with the building designs used equipment will not be visible. is represented by a dashed line on the east elevation (bottom equipment. Ensure that all on the site. of elevation sheet). The note regarding visibility of equipment will not be visible. equipment has been added to the cover sheet of the site plan, Include the following note on the but not to the architectural elevation sheet. architectural elevation sheet: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." Label the elevation drawings (north, south, east, west). 18 The following should be located to eliminate IO.Extend the architectural The detailing (piers, masonry, cornice, colors) of the EC Question for the ARB: Has visibility from the Entrance Corridor street. If, detailing on the south elevation at elevation now turns the southwest corner to the south blankness been sufficiently after appropriate siting, these features will still least to the point where the elevation and continues for approximately 68' to the point relieved? Is the proposed treatment have a negative visual impact on the Entrance building steps back for the loading where the building steps back to create the loading area. (See for the back of the entrance gable Corridor street, screening should be provided to area. Provide site section discussion under "blankness" on page 6 for additional appropriate? Is additional planting eliminate visibility. addressing visibility of the information on the site section and visibility issues.) required along the south property a. Loading areas, southwest corner. line? If so, how much should be b. Service areas, added, at what sizes, and how far c. Refuse areas, should it extend? d. Storage areas, e. Mechanical equipment, Recommendations: Increase and f. Above - ground utilities, and extend the landscaping at the g. Chain link fence, barbed wire, razor wire, western end of the southern and similar security fencing devices. property line. Provide a mix of evergreen and deciduous trees, with 19 Screening devices should be compatible with the design of the buildings and surrounding evergreens being the primary natural vegetation and may consist of: component. Extend the planting to a. Walls, the location of the proposed tree b. Plantings, and line. Consider a darker color for the c. Fencing. back of the entrance gable, to reduce noticeability. 21 The following note should be added to the site 11.Include the following note on The note has been added to the cover sheet of the site plan, Recommendations: Include the plan and the architectural plan: "Visibility of the architectural elevations: but it has not been added to the elevation sheet. following note on the architectural all mechanical equipment from the Entrance "Visibility of all mechanical elevation sheet: "Visibility of all Corridor shall be eliminated." equipment from the Entrance mechanical equipment from the Corridor shall be eliminated." Entrance Corridor shall be eliminated." Landscaping Entrance Corridor trees are shown at 40' on center. The Recommendations: Revise the requirement is 35' on center. landscape plan to show large shade trees along the Entrance Corridor spaced 35' on center. Ensure that all EC landscaping guidelines are met. 36 Landscaping of buildings and other structures: 12.If landscaping is shown on the The landscape plans shows three dogwoods along the front Recommendation: Increase and a. Trees or other vegetation should be planted elevations, be sure the landscape elevation, six along the west (EC) elevation, and one at the extend the landscaping at the along the front of long buildings as necessary plan shows the same plants. west end of the south elevation. The elevation sheet has been western end of the southern to soften the appearance of exterior walls. The Coordinate plant locations with coordinated with the plan. property line. Provide a mix of spacing, size, and type of such trees or architectural elements. evergreen and deciduous trees, with vegetation should be determined by the evergreens being the primary length, height, and blankness of such walls. 13.Combined with other component. Extend the planting to b. Shrubs should be used to integrate the site, architectural measures, consider the location of the proposed tree buildings, and other structures; dumpsters, adding trees along the west end of line. accessory buildings and structures; "drive the front (north) elevation to help thru" windows; service areas; and signs. relieve blankness. Shrubs should measure at least 24 inches in height. 14.Increase and extend the The planting has not been increased at the west end of the landscaping at the western end of southern property line. (See additional discussion on page 6.) the southern 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 15.Add the following note to the The planting note has been added to sheet #3. n/a added to the landscape plan: "All site plantings landscape plan: "All site plantings of trees and shrubs shall be allowed to reach, of trees and shrubs shall be and be maintained at, mature height; the allowed to reach, and be topping of trees is prohibited. Shrubs and maintained at, mature height; the trees shall be pruned minimally and only to topping of trees is prohibited. support the overall health of the plant." Shrubs and trees shall be pruned minimally and only to support the overall health of the plant." 16.Limit the number of proposed The planting has been revised such that all trees and shrubs, plants for any one species to 25% except the Ilex Cornuta Chinese holly, constitute less than of the total proposed for that plant 25% of the totals proposed. The Chinese Holly make up 30% t e (tree or shrub). of the proposed shrubs. 40 Site grading should maintain the basic 17.Identify the color /finish of the The applicant proposes that the retaining wall have a "natural" Question for the ARB: Is a relationship of the site to surrounding Redi -Rock retaining wall. finish to match the existing retaining wall at the north end of "natural" finish for the Redi -Rock conditions by limiting the use of retaining walls the site. At the time the ARB reviewed the northern wall, the retaining wall appropriate at this and by shaping the terrain through the use of color presented to, and approved by, the ARB was "bark brown location? smooth, rounded land forms that blend with the and sea foam". That color was never identified on the site plan existing terrain. Steep cut or fill sections are and the wall was not constructed with that finish. The wall at generally unacceptable. Proposed contours on the south end of the site will have less visibility than the wall at the grading plan shall be rounded with a ten the north end. 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 18.Provide complete information Complete lighting information has not been provided, but Recommendation: Reduce wall on building and site lighting for wall lights are shown on the elevations. Lights are shown light height at the piers to a more review. Minimize the illumination above emergency exit doors, within each pier 20' above standard pedestrian level mounting of the building for purposes other ground level, and at 19' high along the loading area at the height. than safety /security. south elevation. The 20' mounting height in the piers appears out of scale and inappropriate. 19.Update the lighting notes on the The lighting note has been corrected. cover sheet to read as follows:.... SUMMARY OF RECOMMENDATIONS Questions for the ARB: 1. Does the proposed design sufficiently reflect the traditional architecture of the area? 2. Are the proposed forms, features, materials, colors and scale compatible with those of the significant historic buildings in the area? 3. Are the features with logs and log siding appropriate for the EC? 4. Does the proposed design sufficiently relate to the surrounding context of buildings? 5. Is human scale integral to the building design? Is human scale sufficiently evident in the building design? 6. Is the log -sided gable an appropriate element for the EC side of the building? 7. Does the architectural design represent a cohesive whole? 8. Has blankness been sufficiently relieved? 9. Is the proposed treatment for the back of the entrance gable appropriate? 10. Is additional planting required along the south property line? If so, how much should be added, at what sizes, and how far should the planting extend? 11. Is the proposed design unified with the development? 12. Is a "natural" finish for the Redi -Rock retaining wall appropriate at this location? Staff Recommendations: 1. Provide increased coordination between the canopies and piers on the front elevation. Consider alternate canopy supports that relate to local architecture. 2. Revise the color of the emergency exit doors to minimize noticeability. 3. Increase and extend the landscaping at the western end of the southern property line component. Extend the planting to the location of the proposed tree line. 4. Consider a darker color for the back of the entrance gable, to reduce noticeability. Provide a mix of evergreen and deciduous trees, with evergreens being the primary 5. Revise the elevation drawings to show the location and height of rooftop equipment. Ensure that all equipment will not be visible. 6. Include the following note on the architectural elevation sheet: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 7. Label the elevation drawings (north, south, east, west). 8. Revise the landscape plan to show large shade trees along the Entrance Corridor spaced 35' on center. Ensure that all EC landscaping guidelines are met. 9. Reduce wall light height to a more standard pedestrian level mounting height. 10 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date /Revision Date 1 Site Plan Cover Sheet 12/14/12 2 Existing Conditions 12/14/12 3 Site Plan 12/14/12 4 Site Sections 12/14/12 Color elevations 12/14/12 Material Samples: Old Virginia Brick Poplar Forest; Stonecraft Ledgestone "Chardonnay" (photocopy only); Redi -Rock "natural" (photo only) No date 11