HomeMy WebLinkAboutARB201300008 Review Comments Final Site Plan and Comps. 2013-02-12ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB- 2013 -08: Gander Mountain at Northtown Center
Review Type
Review of a Final Site Development Plan
Parcel Identification
Tax Map 45, Parcels 110, 110A, 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 completed in
that development. It stands approximately 650' to the north of the Gander Mountain site. A Price Hyundai auto dealership is proposed and currently
under review on the site to the east of the bank. 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 at least part of the back (south) elevation.
ARB Meeting Date
February 19, 2013
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
DATE
APPLICATION /REVIEW TYPE
RESULT
1/7/2013,12/5/12
Work Sessions
Two work sessions have been held. Comments made at the 1/7/13 session 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 The following changes have been made since the January 7, 2013 work session:
The upper part of the end bay walls on the west, north and south (west end) elevations have been revised to the darker color used at the middle of the west elevation.
Trees along Rt. 29 have been revised to meet EC size and spacing requirements.
The paired log supports on the front (north) elevation have been given stone bases.
Some of the wall pack light fixtures have been revised to more decorative fixtures.
The back of the entrance gable is shown in a darker color than was previously proposed.
Emergency exit doors are colored to match the surrounding wall color.
ANALYSIS
REF
GUIDELINE
1/7/13 ARB COMMENT
ISSUE
RECOMMENDATION
Structure Design
4
The examples contained in Appendix A should be used as a
1.Add stone bases for the
Stone bases have been provided for the log
Include a complete
guide for building design: the standard of compatibility with
log supports on the front
canopy supports on the front elevation. The
color /materials schedule on the
the area's historic structures is not intended to impose a rigid
elevation.
bases are 3' high. The Ledgestone
elevation sheets and key the
design solution for new development. Replication of the
Chardonnay stone is expected to appear
materials to the elevations.
design of the important historic sites in the area is neither
2.Revise the color of the
coordinated with the other proposed
Provide samples of the EIFS
intended nor desired. The Guideline's standard of
emergency exit doors to
materials /colors.
colors if different than SW 6150
compatibility can be met through building scale, materials,
minimize noticeability.
and SW 6151.
and forms which may be embodied in architecture which is
contemporary as well as traditional. The Guidelines allow
The exit doors have been revised to match
individuality in design to accommodate varying tastes as well
10.Revise the stucco color
the color of the surrounding EIFS wall area.
as special functional requirements.
of the uppermost portion
of the (lateral) side bays
They now appear more coordinated with the
walls.
5
It is also an important objective of the Guidelines to establish
a pattern of compatible architectural characteristics throughout
on the west elevation to
the Entrance Corridor in order to achieve unity and coherence.
coordinate more
The EIFS color of the end bays of the west
Building designs should demonstrate sensitivity to other
effectively with the
elevation, the non -brick bays of the north
nearby structures within the Entrance Corridor. Where a
middle bay.
elevation, and the west end of the south
designated corridor is substantially developed, these
Guidelines require striking a careful balance between
elevation has been changed to match the
harmonizing new development with the existing character of
color of the middle bay of the west elevation.
the corridor and achieving compatibility with the significant
historic sites in the area.
The elevation drawings do not specify color
names /numbers for the EIFS. SW 6150
9
Building forms and features, including roofs, windows, doors,
materials, colors and textures should be compatible with the
Universal Khaki and SW6151 Quiver Tan
forms and features of the significant historic buildings in the
were previously proposed.
area, exemplified by (but not limited to) the buildings
described in Appendix A [of the design guidelines]. The
standard of 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.
12
Architecture proposed within the Entrance Corridor should use
forms, shapes, scale, and materials to create a cohesive whole.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into
3.Increase and extend the
The elevations were not revised to show
Revise the elevation drawings to
the overall plan of development and shall, to the extent
landscaping at the western
equipment heights and location. The
show the location and height of
possible, be compatible with the building designs used on the
end of the southern
applicant has indicated that parapet walls and
rooftop equipment. Ensure that
site.
property line. Provide a
mix of evergreen and
mechanical units are equal in height, that the
equipment can range from 48" to 60" in
all equipment will not be visible.
18
The following should be located to eliminate visibility from the
Entrance Corridor street. If, after appropriate siting, these
deciduous trees, with
height, and that the units are never placed at
Provide dimensioned
features will still have a negative visual impact on the Entrance
Corridor street, screening should be provided to eliminate
evergreens being the
the edge of the building. Parapets are
architectural elevations (black
visibility.
primary component.
provided at 4'6" high at the ends of the
and white line drawings) with all
a. Loading areas,
Extend the planting to the
north, south and west elevations. Parapets are
standard information: the
b. Service areas,
location of the proposed
taller at the middle of the north and west
visibility note, materials
c. Refuse areas,
tree line.
elevations. On the south elevation there
schedule, materials identification
d. Storage areas,
e. Mechanical equipment,
appears to be no parapet at the east end or
keyed to the drawings, the
f. Above - ground utilities, and
4.Consider a darker color
along the loading area.
drawing scale, drawing date, etc.
g. Chain link fence, barbed wire, razor wire, and similar
for the back of the
security fencing devices.
entrance gable, to reduce
noticeability.
The elevations have been revised to show the
back of the gable colored to match the darker
Ensure that the visibility note
will appear on the architectural
19
Screening devices should be compatible with the design of the
buildings and surrounding natural vegetation and may consist
EIFS color.
drawings submitted with the
of:
a. Walls,
5.Revise the elevation
building permit application.
b. Plantings, and
drawings to show the
The visibility note has been added to the
c. Fencing.
location and height of
rooftop equipment. Ensure
sheet with the color elevations and the
elevations have been labeled. Dimensioned,
21
The following note should be added to the site plan and the
architectural plan: "Visibility of all mechanical equipment
that all equipment will not
black and white line drawings (architectural
from the Entrance Corridor shall be eliminated."
be visible.
elevations) have not been provided. These
should be provided and they should include
6.Include the following
the visibility note (as well as a materials
note on the architectural
schedule with materials identified on the
elevation sheet: "Visibility
elevations, drawing scale, drawing date, and
of all mechanical
all other standard information). The note
equipment from the
should also appear on the architectural
Entrance Corridor shall be
drawings submitted with the building permit
eliminated."
application. See Guideline 36, below, for
landscape information.
7.Label the elevation
drawings (north, south,
east, west).
Lighting
22
Light should be contained on the site and not spill over onto
A revised lighting plan
The parking lot lights are shoebox style
Provide cut sheets on the plan
adjacent properties or streets;
was submitted.
fixtures. The luminaire schedule identifies
them as "vertical mount ". The cut sheet
for the wall pack fixtures.
Include the wall packs in the
23
Light should be shielded, recessed or flush - mounted to
eliminate glare. All fixtures with lamps emitting 3000 lumens
indicates that "horizontal mount" fixtures
photometric calculations.
or more must be full cutoff fixtures.
have a standard flat lens. This suggests that a
24
Light levels exceeding 30 footcandles are not appropriate for
flat lens must be specified for the vertical
Revise the luminaire schedule to
display lots in the Entrance Corridors. Lower light levels will
mount fixtures. A sag lens does not meet
include the wall packs and the
apply to most other uses in the Entrance Corridors.
ordinance requirements. The flat lens should
decorative wall fixtures.
be specified on the plan.
Revise the photometrics using an
The photometric plan shows that light levels
LLF of 1.0.
reach a maximum of 12.6 footcandles, and
spillover is not excessive, but the wall packs
Revise the luminaire schedule to
are not included in the calculations.
specify the flat lens for the
shoebox fixtures.
The photometrics were calculated using and
LLF of .75. The LLF must be 1.0 to
Revise the lighting plan to
determine if ordinance requirements are
eliminate light pole /utility
being met. Light levels will increase with an
conflicts.
increased LLF.
The two pole lights east of the building are
located on top of a pipe.
25
Light should have the appearance of white light with a warm
The parking lot fixtures are available with
Revise the luminaire schedule to
soft glow; however, a consistent appearance throughout a site
metal halide or high pressure sodium lamps.
include the lamp type and
or development is required. Consequently, if existing lamps
The plan does not specify which lamp type
catalog numbers for all proposed
that emit non -white light are to remain, new lamps may be
was chosen. The luminaire schedule does not
fixtures. Ensure that the lamps
required to match them.
include catalog numbers for the various
will provide a consistent
fixtures, but it should. The decorative wall
appearance throughout the
fixtures have halogen lamps. The wall pack
development by specifying a
lamps are not identified. No lights are shown
consistent lamp type. (Metal
at the entrance element. Metal halide lamps
halide appears to be a common
were approved at the Stellar One bank and
lamp type in the development.)
metal halide lamps are proposed for the Price
Indicate if the entrance element
Hyundai pole lights.
is illuminated. If it is, add the
information to the photometric
plan.
26
Dark brown, dark bronze, or black are appropriate colors for
Notes on the plan indicate that the parking
None.
free - standing pole mounted light fixtures in the Entrance
lot poles and fixtures, and the decorative wall
Corridors.
fixtures will have a dark bronze finish.
27
The height and scale of freestanding, pole- mounted light
A note on the plan indicates that the parking
Indicate on the plan whether or
fixtures should be compatible with the height and scale of the
lot fixtures will be mounted at a height of 20'
not the parking lot pole lights
buildings and the sites they are illuminating, and with the use
above finished grade. 20' is compatible with
will be placed on bases. If bases
of the site. Typically, the height of freestanding pole- mounted
the building height. The plan does not
will be used, clarify on the plan
light fixtures in the Entrance Corridors should not exceed 20
indicate if the poles are to be installed on
that the 20' height includes the
feet, including the base. Fixtures that exceed 20 feet in height
will typically require additional screening to achieve an
bases.
base height.
appropriate appearance from the Entrance Corridor.
28
In determining the appropriateness of lighting fixtures for the
9.Revise the light fixtures
The light fixtures proposed at the piers of the
None.
Entrance corridors, the individual context of the site will be
to integrate their design
building have been revised from wall pack
taken into consideration on a case by case basis.
with the design of the
fixtures to decorative fixtures. They are
piers and wall
cylindrical metal down - lights with a bronze
composition.
finish. They measure 10" high and 51/2" wide.
The locations have not changed from the
previous review. The fixtures are mounted
with the bottom 171/2' above grade.
Landscaping
7
The requirements of the Guidelines regarding landscaping are
8.Revise the landscape
3!/2" Pin Oaks are spaced 35' on center along
Clearly identify all utilities and
intended to reflect the landscaping characteristic of many of
plan to show large shade
the EC frontage and Yoshino cherry trees
easements on the site plan.
the area's significant historic sites which is characterized by
trees along the Entrance
alternate with the Oaks; however, some of
Provide all landscaping on site
large shade trees and lawns. Landscaping should promote
Corridor spaced 35' on
the trees are located in the right -of -way,
and outside of easements without
visual order within the Entrance Corridor and help to integrate
center. Ensure that all EC
some are located over or near pipes, and
reducing the quantity of plants or
buildings into the existing environment of the corridor.
landscaping guidelines are
some are in easements. Landscaping is
the general character of the
8
Continuity within the Entrance Corridor should be obtained by
planting different types of plant materials that share similar
met.
required here to balance the size, location
planting illustrated on the
characteristics. Such common elements allow for more
and general character of the proposed
1/15/13 plan.
flexibility in the design of structures because common
building, so the plants must be located on
landscape features will help to harmonize the appearance of
site without utility conflicts to ensure that
development as seen from the street upon which the Corridor
they will remain, grow to maturity, and
is centered.
continue to mitigate the impacts of the
development.
32
Landscaping along the frontage of Entrance Corridor streets
should include the following:
a. Large shade trees should be planted parallel to the Entrance
Corridor Street. Such trees should be at least 3%2 inches caliper
(measured 6 inches above the ground) and should be of a plant
species common to the area. Such trees should be located at
least every 35 feet on center.
b. Flowering ornamental trees of a species common to the area
should be interspersed among the trees required by the preceding
paragraph. The ornamental trees need not alternate one for one
with the large shade trees. They may be planted among the large
shade trees in a less regular spacing pattern.
c. In situations where appropriate, a three or four board fence
or low stone wall, typical of the area, should align the frontage
of the Entrance Corridor street.
d. An area of sufficient width to accommodate the foregoing
plantings and fencing should be reserved parallel to the
Entrance Corridor street, and exclusive of road right -of -way
and utility easements.
36
Landscaping of buildings and other structures:
3.Increase and extend the
Planting has been extended along the
Consider replacing the
a. Trees or other vegetation should be planted along the front
landscaping at the western
southern property line from the western
dogwoods at the building with
of long buildings as necessary to soften the appearance of
end of the southern
corner to the location of the proposed tree
an evergreen species for year -
exterior walls. The spacing, size, and type of such trees or
property line. Provide a
line. Plants are a combination of Nellie
round effect.
vegetation should be determined by the length, height, and
mix of evergreen and
Stevens holly, serviceberry and Little Gem
blankness of such walls.
b. Shrubs should be used to integrate the site, buildings, and
deciduous trees, with
magnolia, with the holly forming the
Provide a grading plan.
other structures; dumpsters, accessory buildings and
evergreens being the
majority of the planting. The trees are
structures; "drive thru" windows; service areas; and signs.
primary component.
grouped by species, not mixed throughout
Maintain all grading on site.
Shrubs should measure at least 24 inches in height.
Extend the planting to the
the border.
location of the proposed
Clarify and coordinate the
tree line.
Dogwoods are provided adjacent to the
grading and planting near the
building — 3 on the north (front), 6 on the
existing individual trees to
west (EC), and 1 at the west end of the south
remain on the south side of the
elevation. Dogwoods are deciduous
site. Maintain grading outside
understory trees. Evergreen trees would
the drip line of trees to remain.
provide more effective, year -round impact.
Show tree protection fencing and
Site Grading
related relevant details.
41
No grading, trenching, or tunneling should occur within the drip
Grading is shown on the landscape plan.
line of any trees or other existing features designated for
Grading at the southwest corner is shown off
preservation in the final Certificate of Appropriateness.
site. A few trees on the southern side of the
Adequate tree protection fencing should be shown on, and
site were shown on the preliminary plan as
coordinated throughout, the grading, landscaping and erosion
existing to remain. Grading is now shown
and sediment control plans.
within the drip line and new trees are shown
42
Areas designated for preservation in the final Certificate of
planted over two of those existing trees.
Appropriateness should be clearly delineated and protected on
the site prior to any grading activity on the site. This
protection should remain in place until completion of the
development of the site.
43
Preservation areas should be protected from storage or
movement of heavy equipment within this area.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion/questions to consider:
1. Final building materials and colors (Is the distribution of EIFS colors appropriate ?)
2. Integration of decorative wall fixtures (Does the change from wall packs to decorative fixtures on the piers satisfy the ARB's wall light concerns ?)
3. Visibility of rooftop equipment and related information required on the plan (Must the rooftop equipment be shown on the elevation drawings, or is the applicant's description of the
size and location sufficient ?)
4. Tree species at the building (Are Dogwoods an appropriate species for planting against the EC elevation, or would an evergreen be more appropriate ?)
5. Final landscape plan (Is the quantity and general character of planting appropriate ?)
Staff recommends approval of ARB- 2013 -08 Gander Mountain subject to the following conditions:
Provide dimensioned architectural elevations (black and white line drawings) with all standard information: the visibility note, materials /color schedule, materials identification
keyed to the drawings, the drawing scale, drawing /revision date, etc.
2. Revise the elevation drawings to show the location and height of rooftop equipment. Ensure that all equipment will not be visible.
3. Provide samples of the proposed EIFS colors (other than SW6150 and SW6151) for review.
4. Ensure that the visibility note will appear on the architectural drawings submitted with the building permit application.
5. Provide cut sheets on the plan for the wall pack fixtures. Include the wall packs in the photometric calculations.
6. Revise the luminaire schedule to include the wall packs and the decorative wall fixtures.
7. Revise the photometrics using an LLF of 1.0.
8. Revise the luminaire schedule to specify the flat lens for the shoebox fixtures.
9. Revise the luminaire schedule to include the lamp type and catalog numbers for all proposed fixtures. Ensure that the lamps will provide a consistent appearance throughout the
development by specifying a consistent lamp type. (Metal halide appears to be a common lamp type in the development.)
10. Indicate if the entrance element is illuminated. If it is, add the information to the photometric plan.
11. Revise the lighting plan to eliminate lighting /utility conflicts.
12. Indicate whether or not the parking lot pole lights will be placed on bases. If bases will be used, indicate this on the plan and clarify on the plan that the 20' height includes the base
height.
13. Clearly identify all utilities and easements on the site plan. Provide all landscaping on site and outside of easements without reducing the quantity of plants or the general character of
the planting illustrated on the 1/15/13 plan.
14. Provide a grading plan.
15. Maintain all grading on site.
16. Clarify and coordinate the grading and planting near the existing individual trees to remain on the south side of the site. Show tree protection fencing and related relevant details.
17. Consider replacing the dogwoods at the building with an evergreen species for year -round effect.
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date /Revision Date
1
Cover
1/15/13
2
Existing Conditions
1/15/13
3
Site Plan
1/15/13
4
Landscaping Plan
1/15/13
5
Lighting Plan
1/15/13
6
Site Sections
1/15/13
-
Color elevations
-
-
Stone sample: Stonecraft Industries, Ledgestone, Chardonnay
-