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HomeMy WebLinkAboutARB201400025 Review Comments Special Use Permit 2014-04-07ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB- 2013 -25: Bojangles Review Type Advisory Review of a Special Use Permit, Preliminary Site Development Plan Parcel Identification 078000000073A2 Location 2013 Abbey Road, on the south side of Rt. 250 between the Applebee's and the bank in the Rivanna Ridge Shopping Center Zoned Planned Development Mixed Commercial (PDMC), Entrance Corridor (EC) Owner /Applicant Rivanna Ridge Charlottesville LLC /Shimp Engineering (Justin Shimp) Magisterial District Rivanna Proposal To construct a restaurant with drive -thru and associated site improvements. Context The site is located in an established shopping center in the heavily developed commercial area of Pantops. Visibility The proposed building will be readily visible from the Entrance Corridor. The drive -thru window will be visible on the east side of the building. ARB Meeting Date April 7, 2014 Staff Contact Margaret Maliszewski PROJECT HISTORY DATE APPLICATION RESULT Jan. 27, 2014 Pre - application meeting Staff met with the applicant prior to submittal to discuss potential design issues. The blank side walls of the building and the color of the awnings were subsequently revised to address staff The goal of the regulation of the design of development The proposed building design is concerns. Various The ARB reviewed and approved numerous applications for signs in the shopping center, and for proportions of the glass the renovation of Applebee's. Nov. 11, 2003 ARB- 2003 -121 The ARB approved a plan for the three outparcels of the Rivanna Ridge Shopping Center, traditional architecture of the area. Therefore, it is the piers /pilasters, water table, division of following the review of preliminary applications. Oct. 21, 1998 ZMA- 1998 -20: Pantops The BOS approved a rezoning which would allow the construction of the Rivanna Ridge Shopping proportions of the PDMC Center, including outparcels fronting Rt. 250. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION Structure design 1 The goal of the regulation of the design of development The proposed building design is Consider revising the within the designated Entrance Corridors is to insure that compatible with forms and features of proportions of the glass new development within the corridors reflects the the area's historic buildings. The brick, block windows to traditional architecture of the area. Therefore, it is the piers /pilasters, water table, division of coordinate with the purpose of ARB review and of these Guidelines, that the walls into three parts (base, middle, proportions of the proposed development within the designated Entrance top), and the brick and cornice storefront windows. Corridors reflect elements of design characteristic of the detailing, all help relate to the historic significant historical landmarks, buildings, and structures architecture of the area. Staff recommends no of the Charlottesville and Albemarle area, and to promote objection to the request orderly and attractive development within these corridors. Five windows proposed on the side for the Special Use Applicants should note that replication of historic walls of the building (beyond the Permit based on the structures is neither required nor desired. storefront) have different proportions design of the drive -thru 3 New structures and substantial additions to existing than the storefront windows at the window and lane. structures should respect the traditions of the architecture front, and they are proposed as glass of historically significant buildings in the Charlottesville block windows. Glass block windows and Albemarle area. are rarely proposed in the ECs. In this 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility case, they may be acceptable because with the area's historic structures is not intended to impose the focus is on the storefront windows a rigid design solution for new development. Replication at the front of the building. Revising of the design of the important historic sites in the area is the proportions of the glass block neither intended nor desired. The Guideline's standard of windows to match the proportions of compatibility can be met through building scale, materials, the front windows could provide and forms which may be embodied in architecture which is greater coordination. contemporary as well as traditional. The Guidelines allow individuality in design to accommodate varying tastes as The original color proposed for the well asspecial functional requirements. awnings was a bright orange. At staff's 9 Building forms and features, including roofs, windows, recommendation, the color was doors, materials, colors and textures should be compatible changed. It is now proposed as a more with the forms and features of the significant historic muted shade called "copper penny" that buildings in the area, exemplified by (but not limited to) appears to be appropriate. the buildings described in Appendix A [of the design guidelines]. The standard of compatibility can be met The drive -thru window on the east through scale, materials, and forms which maybe elevation is relatively small, with a embodied in architecture which is contemporary as well as traditional. The replication of important historic sites in simple wall- mounted awning. This Albemarle County is not the objective of these guidelines. basic design helps mitigate the drive - thru impacts. 11 The overall design of buildings should have human scale. The water table, brick material and None. Scale should be integral to the building and site design. windows with awnings help establish a human scale in the building. 5 It is also an important objective of the Guidelines to The red brick will relate well to the None. establish a pattern of compatible architectural surrounding buildings. The scale, mass characteristics throughout the Entrance Corridor in order and height of the proposed building are to achieve unity and coherence. Building designs should coordinated with the surrounding demonstrate sensitivity to other nearby structures within shopping center buildings and will help the Entrance Corridor. Where a designated corridor is maintain a cohesive look for the substantially developed, these Guidelines require striking a shopping center. These features careful balance between harmonizing new development visually connect the buildings, though with the existing character of the corridor and achieving physical architectural connections are compatibility with the significant historic sites in the area. not provided. 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. 14 Arcades, colonnades, or other architectural connecting devices should be used to unify groups of buildings within a development. 13 Any appearance of "blankness" resulting from building The back 2/3 of the building has few None. design should be relieved using design detail or vegetation, doors or windows. These wall areas are or both. mostly brick and EIFS, but the use of piers /pilasters, a water table, and the change of materials at the top of the wall establish a scale and proportions that sufficiently mitigate the blankness. 15 Trademark buildings and related features should be Some changes have been made to the None. modified to meet the requirements of the Guidelines. standard Bojangle's design. The color of the awnings has been revised from a bright orange to a "copper" color and the amount of brick used for the walls has been increased from the original proposal. 16 Window glass in the Entrance Corridors should not be Details on window glass have not yet Provide glass specs on highly tinted or highly reflective. Window glass in the been provided. the architectural Entrance Corridors should meet the following criteria: drawings indicating that Visible light transmittance (VLT) shall not drop below 40%. visible light Visible light reflectance (VLR) shall not exceed 3001o. transmittance (VLT) Specifications on the proposed window glass should be shall not drop below 40% submitted with the application for final review. and visible light reflectance (VLR) shall not exceed 30 %. Accessory structures and equipment 17 Accessory structures and equipment should be integrated Rooftop mechanical units are proposed. None. into the overall plan of development and shall, to the The elevation drawings show that the extent possible, be compatible with the building designs units do not extend above the parapet used on the site. walls. 18 The following should be located to eliminate visibility A dumpster is proposed at the back of Provide a dumpster from the Entrance Corridor street. If, after appropriate the site. It will be visible from the EC screen detail on the plan. siting, these features will still have a negative visual but it is not expected to have a Coordinate screening impact on the Entrance Corridor street, screening should significant impact on the EC. Screening materials with building be provided to eliminate visibility. a. Loading areas, b. details have not yet been provided. materials. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical equipment, f. Above - ground utilities, and g. Drive -thru related items, such as menu Revise the plan to show Chain link fence, barbed wire, razor wire, and similar boards, are not shown on the plan. Such the locations of all drive - security fencing devices. items could have an impact on the appearance of the site from the EC. thru related items. Provide screening to 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may ensure an appropriate consist of. a. Walls, b. Plantings, and c. Fencing. appearance from the EC. 20 Surface runoff structures and detention ponds should be The plan shows a relocated storm pipe None. designed to fit into the natural topography to avoid the that doesn't appear to negatively need for screening. When visible from the Entrance impact the site layout or landscaping. Corridor street, these features must be fully integrated into the landscape. They should not have the appearance of engineered features. 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent possible. 21 The following note should be added to the site plan and This note will be needed on the plans. Add the standard the architectural plan: "Visibility of all mechanical mechanical equipment equipment from the Entrance Corridor shall be note to the site and eliminated." architectural plans. Lighting Light poles exist at the site and wall Provide complete packs are shown on the architectural lighting information for drawings, but detailed lighting plans review. have not yet been provided for review. Landscaping A detailed landscape plan has not yet Provide a complete been provided for review. Plants are landscape plan for shown on the plan, but species and review. sizes are not provided. 32 Landscaping along the frontage of Entrance Corridor The plan shows some trees and shrubs Provide a sufficient streets should include the following: existing along the EC frontage, but the quantity of EC frontage a. Large shade trees should be planted parallel to the trees are not located consistently across trees to meet the 35' Entrance Corridor Street. Such trees should be at least 31/2 the frontage. spacing requirement. 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. 33 Landscaping along interior roads: Abbey Road runs along the south side None. a. Large trees should be planted parallel to all interior of the site. A sanitary easement runs roads. Such trees should be at least 2%2 inches caliper along the road, so trees are not located (measured six inches above the ground) and should be of a there, but shrubs are shown along the plant species common to the area. Such trees should be frontage. located at least every 40 feet on center. 34 Landscaping along interior pedestrian ways: Sidewalks run along the EC and along None. a. Medium trees should be planted parallel to all interior Abbey Road. The EC frontage trees are pedestrian ways. Such trees should be at least 2%2 inches provided between the sidewalk and the caliper (measured six inches above the ground) and should site's travel aisle, so additional be of a species common to the area. Such trees should be sidewalk trees aren't needed in this located at least every 25 feet on center. case. The sanitary sewer easement precludes planting trees along Abbey Road. 35 Landscaping of parking areas: The plan shows four interior parking Provide a plant schedule a. Large trees should align the perimeter of parking areas, lot trees, which meets the requirement for review. located 40 feet on center. Trees should be planted in the for the 40 parking spaces that are interior of parking areas at the rate of one tree for every 10 shown. Be sure the plans clearly parking spaces provided and should be evenly distributed show existing plants to throughout the interior of the parking area. Some new shrubs are shown at the remain and to be b. Trees required by the preceding paragraph should front end of the building and in parking removed. measure 2'h inches caliper (measured six inches above the islands. It appears that existing shrubs ground); should be evenly spaced; and should be of a in the long parking islands are to species common to the area. Such trees should be planted remain, but this should be further in planters or medians sufficiently large to maintain the clarified on the plan. health of the tree and shall be protected by curbing. c. Shrubs should be provided as necessary to minimize the parking area's impact on Entrance Corridor streets. Shrubs should measure 24 inches in height. 36 Landscaping of buildings and other structures: Shrubs are shown at the base of the Provide a plant schedule a. Trees or other vegetation should be planted along the walls below the storefront windows at for review. front of long buildings as necessary to soften the the front (EC) end of the building. No appearance of exterior walls. The spacing, size, and type of plants are provided along the side walls Consider continuing the such trees or vegetation should be determined by the that are primarily brick. The addition of shrub planting along the length, height, and blankness of such walls. plants along the side walls would two back bays of both b. Shrubs should be used to integrate the site, buildings, further soften the appearance. side elevations. and other structures; dumpsters, accessory buildings and structures; "drive thru" windows; service areas; and signs. Shrubs should measure at least 24 inches in height. 37 Plant species: a. Plant species required should be as A detailed landscape plan has not yet approved by the Staff based upon but not limited to the been provided for review. Generic Landscape Plan Recommended Species List and Native Plants or Virginia Landscapes (Appendix D). 38 Plant health: The following note should be added to the The note will be needed on the plan. Provide the standard landscape plan: "All site plantings of trees and shrubs shall planting note on the plan. 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." Development pattern 6 Site development should be sensitive to the existing The proposed plan revises the current Staff recommends no natural landscape and should contribute to the creation of site layout to provide a drive -thru lane objection to the request an organized development plan. This may be around the building, two rows of for the Special Use accomplished, to the extent practical, by preserving the angled parking at the sides of the site, Permit based on the trees and rolling terrain typical of the area; planting new and a one -way travelway between the design of the drive -thru trees along streets and pedestrian ways and choosing drive -thru lane and the angled parking. window and lane. species that reflect native forest elements; insuring that The building is oriented parallel to the any grading will blend into the surrounding topography thereby creating a continuous landscape; preserving, to the EC, with the front facing the EC and extent practical, existing significant river and stream the drive -thru lane wrapping around the valleys which may be located on the site and integrating back of the building. The layout these features into the design of surrounding development; appears organized and appropriate for and limiting the building mass and height to a scale that the EC. does not overpower the natural settings of the site, or the Entrance Corridor. 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the corridor should be as follows: a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks should guide the layout of the site. b. In general, buildings fronting the Entrance Corridor street should be parallel to the street. Building groupings should be arranged to parallel the Entrance Corridor street. c. Provisions should be made for connections to adjacent pedestrian and vehicular circulation systems. d. Open spaces should be tied into surrounding areas to provide continuity within the Entrance Corridor. e. If significant natural features exist on the site (including creek valleys, steep slopes, significant trees or rock outcroppings), to the extent practical, then such natural features should be reflected in the site layout. If the provisions of Section 32.5.6.n of the Albemarle County Zoning Ordinance apply, then improvements required by that section should be located so as to maximize the use of existing features in screening such improvements from Entrance Corridor streets. f. The placement of structures on the site should respect existing views and vistas on and around the site. Site Grading 40 Site grading should maintain the basic relationship of the The site has already been graded. Little None. site to surrounding conditions by limiting the use of additional grading is anticipated. retaining walls and by shaping the terrain through the 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. 41 No grading, trenching, or tunneling should occur within There are existing trees and shrubs on Provide a complete the drip line of any trees or other existing features site. A more detailed plan is needed to landscape plan for designated for preservation in the final Certificate of determine potential impacts and review. Appropriateness. Adequate tree protection fencing should required replacements. be shown on, and coordinated throughout, the grading, landscaping and erosion and sediment control plans. 42 Areas designated for preservation in the final Certificate of 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. SIGNS The preliminary designs show Bojangle's signs on the front and side elevations. They appear to Sign permits will be be internally illuminated channel letters with red faces. Details on the sign design have not yet required for all wall been provided; however, it should be noted that red acrylic #2283 is not an approvable shade of signs. Note that red red. acrylic #2283, and its equivalents, are not The drawings also show stars etched into the EIFS surfaces at the curved "pediments" and in approvable shades of red. the EIFS panels at the tops of the piers /pilasters that flank the front bays. These stars are Eliminate the stars from considered signage and count toward the total allowable sign area for the building. The top of a the piers and pilasters. pier or pilaster isn't a traditional location for signage; it is recommended that the stars be eliminated from those locations. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primga points of discussion: 1. The drive -thru window and lane — location, design, appropriateness for the EC 2. The glass block windows 3. The awning color 4. The star signs 5. The overall building design 6. Shrubs along the side elevations Regarding _ _ the he request for the Special Use Permit: Staff recommends that the ARB forward the following recommendation to the Planning Commission: The ARB has no objection to the request for the SP based on the design of the drive -thru window and lane as illustrated in the February 17 and February 20, 2014 architectural elevations and the February 20, 2014 conceptual site layout. Regarding the preliminary design: Staff offers the following comments on the preliminary design: 1. Consider revising the proportions of the glass block windows to coordinate with the proportions of the storefront windows. 2. Provide glass specs on the architectural drawings indicating that visible light transmittance (VLT) shall not drop below 40% and visible light reflectance (VLR) shall not exceed 30 %. 3. Provide a dumpster screen detail on the plan. Screening materials should be coordinated with building materials. 4. Revise the plan to show the locations of all drive -thru related items. Provide screening to ensure an appropriate appearance from the EC. 5. Add the standard mechanical equipment note to both the site and architectural plans: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 6. Provide complete information on lighting for review. 7. Provide a sufficient quantity of EC frontage trees to meet the 35' on center requirement. 8. Be sure the plans clearly show existing plants to remain and to be removed. 9. Provide a plant schedule for review. 10. Consider continuing the shrub planting along the two back bays of both side elevations. 11. Provide the standard planting note on the 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." 12. Provide a complete landscape plan for review. 13. Sign permits will be required for all wall signs. Note that red acrylic #2283, and its equivalents, are not approvable shades of red. 14. Eliminate the stars from the piers and pilasters. 10 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date /Revision Date - Color elevation drawings (2 sheets) February 17, 2014 ELEV -1 Front and left side elevation February 20, 2014 ELEV -2 Rear and right side elevation, waste enclosure options February 20, 2014 1 of 1 Conceptual Site Layout February 20, 2014 - Site photo: Bojangles site view of level pad — west on Route 250 - - Site photo: Bojangles site view of level pad — east on Route 250 (approach from below grade) - - Materials sample board: Metal roof. Pac Clad, copper penny; Aluminum storefront, Kawneer, clear anodized; Brick: Triangle Brick Co., Old South Handform; EIFS: Sto Corp., NA12 -0023, Sto Powerwall 80296 fine finish -