HomeMy WebLinkAboutARB201300164 Review Comments Initial Site Plan 2013-12-16ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB- 2013 -164: Rolkin Road Retail Center Initial Plan
Review Type
Initial Site Plan
Parcel Identification
078000000075AO
Location
At the southeast corner of the intersection of Rolkin Road and Abbey Road, behind the Pantops BP station
Zoned
Planned Development Mixed Commercial (PDMC), Entrance Corridor (EC)
Owner /Applicant
Pantops Office Building LLC Kohler Engineering (Daniel R. Hines)
Magisterial District
Rivanna
Proposal
To construct a retail building with a drive- through window and associated site improvements.
Context
The subject parcel is located approximately 260' south of the Rt. 250 Entrance Corridor, behind a gas station/convenience
store. Additional gas stations, office buildings, banks, restaurants and a shopping center are located in the vicinity.
Visibility
The proposed building will be visible from the Entrance Corridor. Angled views of the building will be available at
intersections and between existing buildings that front the corridor. Currently, the roofs of buildings located at the end of
Hickman Road are visible from the EC. The proposed building location is between the EC and Hickman Road and the
proposed building will rise taller than the Hickman Road buildings, blocking some views of those roofs as currently seen
from the EC.
ARB Meeting Date
December 16, 2013
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
The ARB has reviewed no previous proposals for this site. Sidewalks along Rolkin and Abbey Roads have already been constructed. A
Special Use Permit (SP) has been requested for a drive -thru window for this building. Due to the proposed location of the drive -thru window
and lanes, the proposed drive -thru use was expected to have limited impact on the EC. Consequently, the SP was not forwarded to the ARB
for comment. Instead, staff comments were provided to the lead reviewer on the SP. Those comments are included as an attachment to this
report.
BACKGROUND AND REQUIREMENTS
As a result of a Zoning Ordinance amendment that became effective on January 1, 2013, the ARB, as a member of the Site Review
Committee, is required to review and comment on this plan (32.3.3 and 32.4.2.2). The purpose of this ARB review is to determine
consistency of the plan with the EC design guidelines pertaining to 1) size and arrangement of structures, 2) location and configuration of
parking areas and landscaping, and 3) preservation of existing vegetation and natural features (30.6.4(c)(2) and (3) and (5)). This ARB
review is limited to the information provided in the initial plan under Sections 32.5.2 -5. As a result of this review, the ARB shall transmit to
the agent 1) its requirements to satisfy the design guidelines, 2) recommendations regarding the plan as it relates to the guidelines, and 3)
recommended conditions of plan approval, including conditions to be satisfied prior to issuance of a grading permit.
Staff has reviewed the plan and has determined that it is eligible for staff review as a Countywide Certificate of Appropriateness for a
structure located behind a structure that fronts the Entrance Corridor.
ANALYSIS
Gray shading in this table means the guideline does not apply to initial site plan review. Comments associated with guidelines shaded gray
are provided as advice for the applicant and the applicant's future submittals. Recommendations listed in this table are organized at the end
of the report into the following categories: requirements to satisfy guidelines, recommendations regarding the plan, recommended conditions
of initial plan approval, conditions required prior to issuance of a grading permit.
REF
GUIDELINE
ISSUE
RECOMMENDATION
1
The goal of the regulation of the design of
Architectural elevations were not
Carefully consider the form,
development within the designated Entrance
included with the initial site plan
illumination and materials
Corridors is to insure that new development within
submittal, but general comments have
(including the type and amount
the corridors reflects the traditional architecture of
been provided for the benefit of the
of glass used) of the tower
the area. Therefore, it is the purpose of ARB review
applicant's next submittal.
design to achieve an
and of these Guidelines, that proposed development
appropriate appearance for the
within the designated Entrance Corridors reflect
The plan shows a tower in the northeast
EC.
elements of design characteristic of the significant
corner of the building. The
historical landmarks, buildings, and structures of the
architectural design of the tower will be
Coordinate building materials
Charlottesville and Albemarle area, and to promote
important given the potential increased
with those used in existing
orderly and attractive development within these
visibility of the taller feature. Form,
buildings in the area.
corridors. Applicants should note that replication of
illumination, and materials, including
historic structures is neither required nor desired.
the type and amount of glass used, will
be a focus of review.
Coordinate the design of the
drive -thru window with the
9
Building forms and features, including roofs,
windows, doors, materials, colors and textures should
overall architecture of the
be compatible with the forms and features of the
Brick is the predominant material used
building.
significant historic buildings in the area, exemplified
for most of the buildings in the
by (but not limited to) the buildings described in
immediate area. Proposed building
Appendix A [of the design guidelines]. The standard
materials should be coordinated with
of compatibility can be met through scale, materials,
the existing buildings in the area. EIFS
and forms which may be embodied in architecture
surfaces should be minimized.
which is contemporary as well as traditional. The
replication of important historic sites in Albemarle
The pick -up window is not expected to
County is not the objective of these guidelines.
have much visibility from the EC, but a
window design that is coordinated with
the overall building would be
appropriate.
5
It is also an important objective of the Guidelines to
Brick is the predominant material used
The design of the building
establish a pattern of compatible architectural
for most of the buildings in the
should be compatible with the
characteristics throughout the Entrance Corridor in
immediate area. Proposed building
existing buildings in the area.
order to achieve unity and coherence. Building
materials should be coordinated with
Coordinate building materials
designs should demonstrate sensitivity to other
the existing buildings in the area.
with those used in the existing
nearby structures within the Entrance Corridor.
buildings in the area.
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.
10
Buildings should relate to their site and the
surrounding context of buildings.
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
No planting area has been provided
Avoid a blank wall on the west
building design should be relieved using design detail
along the north, east or west elevations.
elevation by incorporating
or vegetation, or both.
Trees and/or shrubs could be needed,
depending on the design of the
sufficient design details. If
blank areas are still anticipated
36
Landscaping of buildings and other structures:
a. Trees or other vegetation should be planted along
building, though it would be unusual
after design details are
the front of long buildings as necessary to soften the
for this type of building to have
included, revise the site layout
appearance of exterior walls. The spacing, size, and
blankness issues on the front (north)
to include planting area along
type of such trees or vegetation should be determined
elevation. The west elevation will be
the wall.
by the length, height, and blankness of such walls.
visible from the Entrance Corridor.
b. Shrubs should be used to integrate the site,
Consequently, a blank wall will not be
buildings, and other structures; dumpsters, accessory
appropriate in that location. Two patio
buildings and structures; "drive thru" windows;
areas are proposed at the front corners
service areas; and signs. Shrubs should measure at
of the building where trees are typically
least 24 inches in height.
proposed in islands.
16
Window glass in the Entrance Corridors should not be
The plan shows a tower in the northeast
Carefully consider the form,
highly tinted or highly reflective. Reflectance off the
corner of the building. The
illumination and materials
outside pane of glass should be kept below 7 %.
architectural design of the tower will be
(including the type and amount
Specifications on the proposed window glass and
important given the potential increased
of glass used) of the tower
samples of tinted window glass should be submitted
visibility of the taller feature. Form,
design to achieve an
with the application for final review.
illumination, and materials, including
appropriate appearance for the
the type and amount of glass used, will
EC.
be a focus of review.
17
Accessory structures and equipment should be
It is anticipated that mechanical
Include information on the
integrated into the overall plan of development and
equipment will be mounted on the roof.
architectural plans and
shall, to the extent possible, be compatible with the
The standard equipment note does not
elevations to show that
building designs used on the site.
appear on the drawings.
visibility of rooftop equipment
will be eliminated. Add the
21
The following note should be added to the site plan and
the architectural plan: "Visibility of all mechanical
standard mechanical equipment
equipment from the Entrance Corridor shall be
note to the site and the
eliminated."
architectural plans.
18
The following should be located to eliminate visibility
Dumpsters are located behind the
None.
from the Entrance Corridor street. If, after appropriate
building and are not expected to be
siting, these features will still have a negative visual
noticeable from the EC in that location.
impact on the Entrance Corridor street, screening
should be provided to eliminate visibility. a. Loading
Hand rails and guard rails are proposed
areas, b. Service areas, c. Refuse areas, d. Storage
for the tops of the retaining walls. The
areas, e. Mechanical equipment, f. Above - ground
railings are not expected to have a
utilities, and g. Chain link fence, barbed wire, razor
visual impact on the EC.
wire, and similar security fencing devices.
20
Surface runoff structures and detention ponds should
The plan indicates that storm water will
None.
0
7
E
33
be designed to fit into the natural topography to avoid
the need for screening. When visible from the
Entrance Corridor street, these features must be fully
integrated into the landscape. They should not have
the appearance of engineered features.
Site development should be sensitive to the existing
natural landscape and should contribute to the
creation of an organized development plan. This may
be accomplished, to the extent practical, by
preserving the trees and rolling terrain typical of the
area; planting new trees along streets and pedestrian
ways and choosing species that reflect native forest
elements; insuring that any grading will blend into
the surrounding topography thereby creating a
continuous landscape; preserving, to the extent
practical, existing significant river and stream valleys
which may be located on the site and integrating
these features into the design of surrounding
development; and limiting the building mass and
height to a scale that does not overpower the natural
settings of the site, or the Entrance Corridor.
Landscaping should promote visual order within the
Entrance Corridor and help to integrate buildings into
the existing environment of the corridor.
Continuity within the Entrance Corridor should be
obtained by planting different types of plant materials
that share similar characteristics. Such common
elements allow for more flexibility in the design of
structures because common landscape features will
help to harmonize the appearance of development as
seen from the street upon which the Corridor is
centered.
Landscaping along interior roads:
a. Large trees should be planted parallel to all interior
roads. Such trees should be at least 2% inches caliper
be piped to an existing wet pond that
was designed to accommodate the
entire Pantops shopping center.
The natural landscape no longer exists.
The site was previously graded and
only a few small trees remain. The site
slopes down steeply to Hickman Road
and a 20' retaining wall is proposed at
the back of the site, so the site will not
blend with all of the surrounding
topography. The plan indicates that
building height will be 30'. This height
is not expected to overpower the
setting.
New trees along streets and sidewalks —
Rolkin Road and Abbey Road — will
help soften the appearance of the
overall development and help integrate
the proposed building into the overall
development. However, no trees are
proposed along Rolkin or Abbey Roads
and the planting area along these streets
is occupied by electric and telephone
easements.
Possible alternatives to the standard
perimeter tree planting might include:
planting small trees and large shrubs
instead of large trees (subject to the
easement holders' approval);
expanding the planting strip to include
a utility -free area for trees; and adding
Provide additional information
to clarify the type and location
of utilities existing and/or
planned along Rolkin and
Abbey Roads. Provide planting
in these areas to meet EC
requirements or alternate
planting of comparable size
and quantity. Options might
include: Provide the largest
tree species acceptable to the
easement holders, along with
documentation that the
easement holders do not object
to the planting. Or provide
large shade trees, 2'/2" caliper
at planting, 40' on center, in
planting areas free of
easements along Rolkin and
Abbey Roads. Or add three
islands with trees along the
Rolkin side and three along the
Abbey Road side of the site to
compensate for the perimeter
trees. Coordinate the proposed
planting with the retaining wall
along Rolkin Road.
Increase the size of interior
parking lot trees to 2'/2" caliper
s
(measured six inches above the ground) and should
three islands along the Rolkin side and
minimum at planting. Increase
be of a plant species common to the area. Such trees
three along the Abbey Road side of the
the size of shrubs to 24" high
should be located at least every 40 feet on center.
site to accommodate more interior
parking lot trees. (The latter two
minimum at planting. Increase
the variety of proposed shrubs
35
Landscaping of parking areas:
a. Large trees should align the perimeter of parking
options would likely require a
species to a minimum of four
areas, located 40 feet on center. Trees should be
reduction in the size of the building.)
different species.
planted in the interior of parking areas at the rate of
one tree for every 10 parking spaces provided and
Interior parking lot trees are proposed
should be evenly distributed throughout the interior
at 1'/2" - 2" caliper, which is smaller
of the parking area.
than the Guidelines minimum.
b. Trees required by the preceding paragraph should
Proposed shrubs include pink azalea at
measure 2'/2 inches caliper (measured six inches
15 " -18" high at planting and Old Gold
above the ground); should be evenly spaced; and
juniper, a lower spreading evergreen.
should be of a species common to the area. Such trees
The proposed shrub size is also smaller
should be planted in planters or medians sufficiently
than the Guidelines minimum. Also,
large to maintain the health of the tree and shall be
only two species of shrubs are
protected by curbing.
proposed. Additional species could
c. Shrubs should be provided as necessary to
help better ensure the health of the
minimize the parking area's impact on Entrance
landscape.
Corridor streets. Shrubs should measure 24 inches in
height.
38
Plant health:
The note does not appear on the plan.
Add the standard landscape
The following note should be added to the landscape
note to the plan.
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."
40
Site grading should maintain the basic relationship of
Retaining walls are proposed on the
None.
the site to surrounding conditions by limiting the use of
east, south and west sides of the site.
retaining walls and by shaping the terrain through the
The southeast wall reaches a maximum
use of smooth, rounded land forms that blend with the
height of 20'. The western wall reaches
existing terrain. Steep cut or fill sections are generally
a height of approximately 4' -5'.
unacceptable. Proposed contours on the grading plan
Neither wall is expected to have a
shall be rounded with a ten foot minimum radius where
visual impact on the EC.
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
The locations of pole and building
Remove Lighting Note #2
lights are shown on the site plan, but
from Sheet 2. Provide
lighting details have not been provided.
complete lighting information
Lighting notes included on Sheet 2
for review. Calculate
specify light loss factors that will not
photometrics using a light loss
meet ordinance requirements.
factor of 1.0 and note the light
loss factor on the plan. Add the
standard lighting note to the site
plan.
SIGNS
A comprehensive sign plan will be
Include a comprehensive sign
required for the building.
proposal with the ARB site
plan/building design
application.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primga points of discussion:
1. Anticipated visibility of the proposed building from the EC
2. Required trees and shrubs along Rolkin Road and Abbey Road
3. Type of future ARB review: Countywide Certificate of Appropriateness or full ARB review?
Staff recommends that the ARB forward the following recommendations to the agent:
— Regarding requirements to satisfy the design guidelines as per § 18- 30.6.4(2), (3) and (5):
o As per § 32.4.2.2(b)(3) and 30.6.4(c)(3) and EC Guidelines 35a, it is not clear that sufficient planting area is available along the
north and west sides of the site to accommodate required trees and shrubs.
Regarding recommendations on the plan as it relates to the guidelines: None.
Regarding recommended conditions of initial plan approval:
• A Certificate of Appropriateness is required prior to final site plan approval. The applicant shall submit an application for a
Countywide Certificate of Appropriateness for a structure located behind a structure that fronts the EC.
• Provide additional information to clarify the type and location of utilities existing and/or planned along Rolkin and Abbey Roads.
Provide planting in these areas to meet EC requirements or alternate planting of comparable size and quantity. Options might
include: Provide the largest tree species acceptable to the easement holders, along with documentation that the easement holders
do not object to the planting. Or provide large shade trees, 21/2" caliper at planting, 40' on center, in planting areas free of
easements along Rolkin and Abbey Roads. Or add three islands with trees along the Rolkin side and three along the Abbey Road
side of the site to compensate for the perimeter trees. Coordinate the proposed planting with the retaining wall along Rolkin
Road.
Regarding conditions to be satisfied prior to issuance of a grading permit: None.
Staff offers the following comments on the initial plan for the benefit of the applicant's next ARB submittal:
1. Coordinate the design of the drive -thru window with the overall architecture of the building.
2. Carefully consider the form, illumination and materials (including the type and amount of glass used) in the tower design.
3. The design of the building should be compatible with the existing buildings in the area.
4. Coordinate building materials with those used in existing buildings in the area.
5. Avoid a blank wall on the west elevation by incorporating sufficient design details. If blank areas are still anticipated after design details
are included, revise the layout to include planting area along the wall.
6. Include information on the architectural plans and elevations to show that visibility of rooftop equipment will be eliminated.
7. Add the following note to the site and the architectural plans: "Visibility of all mechanical equipment from the Entrance Corridor shall be
eliminated."
8. Provide additional information to clarify the type and location of utilities existing and/or planned along Rolkin and Abbey Roads.
Provide planting in these areas to meet EC requirements or alternate planting of comparable size and quantity. Options might include:
Provide the largest tree species acceptable to the easement holders, along with documentation that the easement holders do not object to
the planting. Or provide large shade trees, 21/2" caliper at planting, 40' on center, in planting areas free of easements along Rolkin and
Abbey Roads. Or add three islands with trees along the Rolkin side and three along the Abbey Road side of the site to compensate for
the perimeter trees. Coordinate the proposed planting with the retaining wall along Rolkin Road.
9. Increase the size of interior parking lot trees to 21/2" caliper minimum at planting. Increase the size of shrubs to 24" high minimum at
planting. Consider increasing the variety of proposed shrubs species to a minimum of four different species.
10. 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."
11. Remove Lighting Note #2 from Sheet 2. Provide complete lighting information for review. Calculate photometrics using a light loss
factor of 1.0 and note the light loss factor on the plan.
12. Add the following note to the site plan: "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."
13. Include a comprehensive sign proposal with the ARB site plan/building design application.
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date /Revision Date
1
Cover Sheet
10/28/13
2 -3
General Notes
10/28/13
4
Topographic Survey
8/21/13
5
Existing Conditions & Demolition Plan
10/28/13
6
Site & Utility Plan
10/28/13
7
Grading Plan
10/28/13
8
Landscape Plan
10/28/13
10
MEMORANDUM
TO:
Sarah Baldwin
FROM:
Margaret Maliszewski
RE:
SP- 2013 -21: Rolkin Road Shops
DATE:
November 26, 2013
ATTACHMENT A
I have reviewed the submittal dated 10/17/13 for the above - referenced application and I have the following recommendations:
There is no objection to the proposed drive -thru use for the following reasons:
The drive -thru lanes and windows are appropriately located on the building and the site for reduced impact on the EC.
The parcel is located behind parcels that are adjacent to the EC. The existing development adjacent to the EC is expected to further help in limiting
impacts of the drive -thru lanes and windows on the EC.
The following comments are provided for the applicant in anticipation of the future ARB and site plan submittals:
The applicant is encouraged to coordinate the design of the drive -thru window with the overall architecture of the building.
The design of the building should be compatible with the nearby buildings, most of which have ARB approval.
The degree of visibility of the side walls from the EC will determine the amount of architectural detail required on those elevations. Blank walls
should be avoided.
The amount of glass and illumination of the tower will likely be a focus of ARB review.
EIFS surfaces should be minimized.
Show that visibility of rooftop equipment is eliminated.
A comprehensive sign plan will be required for the building; the proposal should be submitted with the ARB site plan/building design application.
Planting area on the north and west sides of the parcel is occupied by electric and telephone easements. Landscaping is required in these areas.
Planting area may have to be increased to meet requirements.
The project proposal notes 70 parking spaces; the plan shows 58. Based on the 58 parking spaces illustrated, 6 interior parking lot trees will be
required. Sufficient tree islands are not shown.
Adding a tree at each patio space is recommended.
11