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
-