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Home My WebLink AboutARB201300111 Review Comments Miscellaneous Submittal 2013-09-30ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB- 2013 -111: Pizza Hut Remodel Review Type Building Permit Parcel Identification 045000000106AO Location 1718 Seminole Trail, on the west side of Route 29 North, approximately 300' north of Rio Road Zoned Highway Commercial (HC), Entrance Corridor (EC) Owner /Applicant The Luck Group LLC/Kara Luck Magisterial District Rio Proposal To renovate the existing building currently occupied by Pizza Hut. Context The building stands along the heavily developed commercial corridor of Rt. 29, set back from the road approximately 80', with a paved parking lot located between the building and the corridor. The Rio 29 shopping center is located immediately to the south. The Goodwill store is located to the north. Visibility The north, south and east elevations of the building are readily visible from the Rt. 29 Entrance Corridor. The south and west elevations have some limited visibility form the Rio Road EC. ARB Meeting Date October 7, 2013 Staff Contact Margaret Maliszewski PROJECT HISTORY The existing building at this site predates the establishment of the Entrance Corridors and it does not meet the EC Design Guidelines. DATE APPLICATION RESULT February 13, 2003 ARB- 2003 -12 Re- facing of the existing freestanding sign approved. November 1, 2010 ARB- 2010 -122 Pizza Hut roof sign denied. (The ordinance does not allow signs mounted on the roof.) PROJECT DETAILS The proposal includes the following: Remove the existing roof cap (bonnet) and replace it with a new monitor style roof. Paint the roof dark brown (Porter Paints "Burnt Umber" 9127 -3). Eliminate two window openings on the north side of the building and two on the front (east). Infill with siding to match the existing. Replace the remaining windows. Paint siding a tan color (Porter Paints "Cracker Bitz" #317 -5). ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION 9 Building forms and features, including roofs, windows, The existing building predates the None. doors, materials, colors and textures should be compatible establishment of the Entrance Corridors with the forms and features of the significant historic and it does not meet the EC Guidelines. buildings in the area, exemplified by (but not limited to) The proposed renovation would remove the buildings described in Appendix A [of the design the trademark roof cap and uniquely guidelines]. The standard of compatibility can be met shaped windows. The proposed through scale, materials, and forms which may be replacement roof and wall features have embodied in architecture which is contemporary as well as a more traditional appearance, and traditional. The replication of important historic sites in proposed building colors are more Albemarle County is not the objective of these guidelines. compatible with colors typically seen along the corridor. The renovated 10 Buildings should relate to their site and the surrounding context of buildings. building is expected to maintain a sense of human scale and a cohesive design. 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 A positive aspect of the proposal is that Provide plants in the planting design should be relieved using design detail or the non - traditional shaped windows will bed along the EC side of the vegetation, or both. be eliminated and windows of more traditional size and shape will be building to relieve the blankness of the elevation. 36 Landscaping of buildings and other structures: a. Trees or other vegetation should be planted along the installed. However, the overall amount Provide a sketch plan front of long buildings as necessary to soften the of window glass would be reduced on identifying plant locations, appearance of exterior walls. The spacing, size, and type the Entrance Corridor (east /front) and species, and sizes at planting. of such trees or vegetation should be determined by the north (right side) elevations. The length, height, and blankness of such walls. addition of more windows on the EC b. Shrubs should be used to integrate the site, buildings, front may be somewhat limited by the and other structures; dumpsters, accessory buildings and addition of an interior wall to divide 2 structures; "drive thru" windows; service areas; and signs. showroom and office spaces. A planting Shrubs should measure at least 24 inches in height. bed exists along the front of the building. Some of the shrubs currently planted there could be replaced with taller plants to mitigate the "blankness" resulting from the reduced number of windows. 15 Trademark buildings and related features should be Most of the trademark features of the None. modified to meet the requirements of the Guidelines. building will be eliminated with the proposed renovation. 16 Window glass in the Entrance Corridors should meet the The VLT for the proposed window None. following criteria: Visible light transmittance (VLT) shall glass is 35% and the VLR is 30.3 %. not drop below 40 %. Visible light reflectance (VLR) shall These figures differ somewhat from the not exceed 30 %. Specifications on the proposed window guidelines, but given the amount of glass should be submitted with the application for final glass proposed, the difference is not review. expected to have a negative impact. (For VLT, the higher the percentage, the clearer the glass. For VLR, the higher the percentage, the more reflective the glass.) 21 The following note should be added to the site plan and the The note does not appear on the Add the following note to the architectural plan: "Visibility of all mechanical equipment drawings. architectural plan: "Visibility of from the Entrance Corridor shall be eliminated." all mechanical equipment from the Entrance Corridor shall be eliminated." Lighting There are existing building - mounted If any new exterior wall or light fixtures. No new lighting has been ground- mounted lights are proposed. proposed, provide complete information for review. Signage New wall signs will be proposed on the The applicant is encouraged to front and south elevations of the submit sign applications for building. A re -face will be proposed for review as early as possible to the non - conforming freestanding sign. ensure that signs can be installed prior to business opening. Staff recommends the following as the primary points of discussion: 1. The quantity of proposed windows/blankness /need for landscaping 2. The proposed roof changes 3. The proposed building colors Staff offers the following comments on the preliminary design: 1. Provide plants in the planting bed along the EC side of the building to relieve the blankness of the elevation. Provide a sketch plan identifying plant locations, species, and sizes at planting. 2. Add the following note to the architectural plan: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 3. If any new exterior wall or ground- mounted lights are proposed, provide complete information for review. 4. The applicant is encouraged to submit sign applications for review as early as possible to ensure that signs can be installed prior to business opening. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date Al -A4 Floor Plan, Left Side Elevation, Front Elevation, Right Side Elevation - - Samples: Paint: PPG 317 -5 Cracker Bitz (siding); Porter Coatings: Burnt Umber 9127 -3 (roof); Windows: Pella vinyl 350 Series Hurricane Shield, bronze glass with brown frame - n