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HomeMy WebLinkAboutARB201500154 Staff Report 2016-01-25ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB- 2015 -154: BJ's Restaurant Staff Report Review Type Amendment to an Approved Certificate of Appropriateness Parcel Identification 061WO0300019AO Location On the west side of Rt. 29, approximately 400' south of Lenox Avenue and just north of Sperry/Northrup Grumman Zoned Neighborhood Model (NMD) /Entrance Corridor (EC) Owner /Applicant Albemarle Place EAAP LLC /Jared Taylor Magisterial District Jack Jouett Proposal To revise the ARB- approved design of Building G2 in the Stonefield Town Center to accommodate a BJ's restaurant. Context The site is located in the northern section (Block G) of the Stonefield Town Center, just north of Sperry/Northrup Grumman and east of Costco. Visibility The north, south and east elevations of the building will be readily visible from the Entrance Corridor. ARB Meeting Date February 1, 2016 Staff Contact Margaret Maliszewski PROJECT HISTORY Block G received a Certificate of Appropriateness on April 20, 2015. Buildings G3 and G4 are under construction. County staff had a pre - application meeting with a BJ's restaurant representative on October 21, 2015 and ARB staff had a second discussion with BJ's representatives on November 20, 2015 focusing on potential design issues. An application to revise the architectural design of Building G1 to accommodate a Jared jewelry store has been received and is scheduled for ARB review on February 16, 2016. REF GUIDELINE ISSUE RECOMMENDATION Structure design 1 The goal of the regulation of the design of development The proposed building is clearly a Revise the white concrete within the designated Entrance Corridors is to insure that contemporary design with no strong base to a darker color that new development within the corridors reflects the connection to the historic architecture of is better coordinated with traditional architecture of the area. Therefore, it is the Albemarle County. A level of compatibility the proposed brick and purpose of ARB review and of these Guidelines, that is achieved through the use of brick; a wood colors. proposed development within the designated Entrance traditional division of the elevations into a Corridors reflect elements of design characteristic of the base, middle and top; and division of the Eliminate the murals significant historical landmarks, buildings, and structures length of the building into bays with varying from the proposal. of the Charlottesville and Albemarle area, and to promote heights and prominence. Replace the murals with orderly and attractive development within these corridors. architectural detailing. Applicants should note that replication of historic structures The approved design for building G2 reaches is neither required nor desired. a maximum height of 26'8", with most of the building at 22'8" tall. The proposed BFs 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites design reaches a maximum of 30' high, with as ensembles of buildings, land, and vegetation. In order other parts of the building reaching 23'8" to accomplish the integration of buildings, land, and and 27' tall. vegetation characteristic of these sites, the Guidelines require attention to four primary factors: compatibility The approved G2 design has bay widths of with significant historic sites in the area; the character of 17'6" and 21' 1 ". The BFs building design the Entrance Corridor; site development and layout; and does not rely on a repetition of bays as most landscaping. of the Stonefield buildings do. The BFs front elevation has bay widths of 14', 14'6 ", 26' 3 New structures and substantial additions to existing structures should respect the traditions of the architecture and 32'. of historically significant buildings in the Charlottesville and Albemarle area. Photographs of historic buildings in Wood cladding, a material used in other the area, as well as drawings of architectural features, buildings in the shopping center, is proposed which provide important examples of this tradition are in the upper parts of the BFs elevations. contained in Appendix A. Brick proposed for the BFs restaurant is in 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility shades of red and brown. White brick is with the area's historic structures is not intended to predominant in the existing shopping center. impose a rigid design solution for new development. Replication of the design of the important historic sites in White and light colors predominate in the the area is neither intended nor desired. The Guideline's Stonefield commercial development. A white standard of compatibility can be met through building concrete base (and service yard wall) is scale, materials, and forms which may be embodied in proposed for the restaurant. Although the architecture which is contemporary as well as traditional. white color is consistent with the The Guidelines allow individuality in design to predominant tones of the existing shopping accommodate varying tastes as well as special functional center, the white looks out of place with the requirements. darker colors proposed for the restaurant. Generally, the earth tones proposed for the 9 Building forms and features, including roofs, windows, doors, materials, colors and textures should be compatible restaurant are consistent with the traditional with the forms and features of the significant historic architecture of the area, but they will stand buildings in the area, exemplified by (but not limited to) out as different from the shopping center. the buildings described in Appendix A [of the design guidelines]. The standard of compatibility can be met Black canopies are proposed on the north and through scale, materials, and forms which may be east elevations. Black is one of the approved embodied in architecture which is contemporary as well as colors for awnings in the shopping center. traditional. The replication of important historic sites in Albemarle County is not the objective of these guidelines. The BJ's restaurant will be viewed most directly with the G1 building, revisions for 5 It is also an important objective of the Guidelines to establish a pattern of compatible architectural which are scheduled for ARB review on characteristics throughout the Entrance Corridor in order February 16. The G3 and G4 buildings, to achieve unity and coherence. Building designs should which maintain designs consistent with the demonstrate sensitivity to other nearby structures within earlier phase of Stonefield development, will the Entrance Corridor. Where a designated corridor is be visible beyond the BJ's restaurant and substantially developed, these Guidelines require striking Building G1. a careful balance between harmonizing new development with the existing character of the corridor and achieving Murals are proposed for the north and south compatibility with the significant historic sites in the area. sides of the building. On the south side, the mural is located at the east end of the 10 Buildings should relate to their site and the surrounding context of buildings. elevation and is divided into three panels, each 97" tall x 6'9" wide. A 97" tall x 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a 18'6" long mural is proposed at the west end cohesive whole. of the front (north) elevation. The murals are multicolor illustrations of turn-of -the- century laborers set within a brick and metal surround. Although they may not constitute signage (if the subject of the murals has no relationship to products for sale in the restaurant, then the murals will not be considered signage), the effect is similar. On the north elevation, the mural competes for attention with the main entrance (which should be the focus of the elevation) and results in an unbalanced appearance. Likewise, the mural is the focus of the south elevation and does not contribute to establishing a cohesive appearance for the overall building. 11 The overall design of buildings should have human scale. The 3'3" -tall water table, the use of brick, See #9 and #13. Scale should be integral to the building and site design. divided windows on the north and east elevations, and breaking the building down into bays helps establish a human scale. The size of the murals and the size of the figures in the murals do not contribute to human scale in the building. (See #9 and 13 for additional information.) 13 Any appearance of "blankness" resulting from building There are no windows or doors on the south Replace the murals with design should be relieved using design detail or (rear) elevation. Two methods are used to architectural detailing to vegetation, or both. relieve the blankness of this elevation: brick relieve blankness. detailing is added to the expanse of wall at the west end and a mural composed of three panels is added at the east end. A mural is also proposed at the west end of the front (north) elevation. The murals are located on walls that cannot easily accommodate doors or windows due to the interior layout; i.e., walls that are often characterized by some level of blankness. The murals are not architectural design detail and they are not appropriate methods of relieving blankness in the Entrance Corridor. 15 Trademark buildings and related features should be BFs restaurant buildings typically follow a modified to meet the requirements of the Guidelines. standard design. Staff and the applicant discussed potential issues with the design in October and November 2015. The current proposal represents some changes to the standard trademark design, including changes to materials and colors. The murals remain as a prominent feature of the trademark design. 14 Arcades, colonnades, or other architectural connecting No physical connecting devices were None. devices should be used to unify groups of buildings within previously proposed or approved for a development. buildings in this block and none are proposed now. Previously, the design of the building elevations, with their materials and colors, helped unify the buildings in the block. This proposal eliminates much of that unity, but the G3 and G4 buildings (those that maintain the previously approved design) will be less visible from the EC when the G1 and G2 (BJ's) buildings are constructed. 16 Window glass in the Entrance Corridors should not be The window glass information does not Add the standard window highly tinted or highly reflective. Window glass in the appear on the drawings. glass note to the Entrance Corridors should meet the following criteria: drawings. Visible light transmittance (VLT) shall not drop below Spandrel glass is proposed above doors on 40 %. Visible light reflectance (VLR) shall not exceed the north and east elevations. The amount is 30 %. Specifications on the proposed window glass should minor and is not expected to have a negative be submitted with the application for final review. impact on the EC. Accessory structures and equipment 17 Accessory structures and equipment should be integrated A service yard with loading area is proposed Revise the color of the into the overall plan of development and shall, to the on the west side of the building. It is service yard wall to extent possible, be compatible with the building designs enclosed with a white CMU wall. The wall is coordinate better with the used on the site. expected to be visible at the west end of the south elevation. A darker color block would other building colors. 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, coordinate better with the other proposed Coordinate all site, these features will still have a negative visual impact on the building materials and colors and would grading, utility, landscape Entrance Corridor street, screening should be provided to attract less attention to the service area. The and lighting drawings eliminate visibility. approved landscaping along the service wall with the new restaurant a. Loading areas, b. Service areas, c. Refuse areas, d. may need to be adjusted to help integrate the layout and the service Storage areas, e. Mechanical equipment, f. Above - ground screening wall into the surroundings. yard. utilities, and g. Chain link fence, barbed wire, razor wire, and similar security fencing devices. The elevations appear to show rooftop equipment extending above the parapet Revise the size and/or location of rooftop 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may walls. (The equipment isn't labeled.) mechanical equipment to consist of: a. Walls, b. Plantings, and c. Fencing. eliminate visibility from the Entrance Corridor. 20 Surface runoff structures and detention ponds should be No major changes to stormwater facilities are None. designed to fit into the natural topography to avoid the need proposed. 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. 21 The following note should be added to the site plan and the The note is needed on the drawings. Add the standard architectural plan: "Visibility of all mechanical equipment mechanical equipment from the Entrance Corridor shall be eliminated." note to the drawings. Lighting 22 Light should be contained on the site and not spill over The previously approved photometric plan Eliminate all exterior onto adjacent properties or streets; has been included in the ARB submittal. It does not account for the new site layout and LED strip lighting from the building cornices. 23 Light should be shielded, recessed or flush - mounted to eliminate glare. All fixtures with lamps emitting 3000 the location of one pole light to the west of lumens or more must be full cutoff fixtures. the building pad appears to conflict with the proposed service yard layout. Notes on the Include all building - mounted lights in the 24 Light levels exceeding 30 footcandles are not appropriate for display lots in the Entrance Corridors. Lower light plans indicate that no changes to lighting are photometric calculations. levels will apply to most other uses in the Entrance proposed. Corridors. LED strip lighting is proposed at the building Clarify on the drawings the illumination intended 25 Light should have the appearance of white light with a warm soft glow; however, a consistent appearance cornices. The ordinance does not allow the for the murals. Provide throughout a site or development is required. outlining of buildings with lights and such additional information to Consequently, if existing lamps that emit non -white light illumination does not have an appropriate clarify the night -time are to remain, new lamps may be required to match them. appearance for the ECs. appearance of the murals. 26 Dark brown, dark bronze, or black are appropriate colors for free - standing pole mounted light fixtures in the Notes on the elevation and lighting sheets Limit wall lights to down Entrance Corridors. indicate that "glow lights" are proposed for a location behind the murals on the south lights only. 27 The height and scale of freestanding, pole- mounted light fixtures should be compatible with the height and scale of elevation and LED strip lights are proposed Clarify the location and the buildings and the sites they are illuminating, and with in the soffit over the mural on the north appearance of the the use of the site. Typically, the height of freestanding elevation. It isn't clear from the submittal recessed mirror light pole- mounted light fixtures in the Entrance Corridors what "glow lights" are and the illumination (reference note #12 on should not exceed 20 feet, including the base. Fixtures that from building- mounted lights is not the elevation sheets). exceed 20 feet in height will typically require additional accounted for in the photometric plan. screening to achieve an appropriate appearance from the Show on the elevations Entrance Corridor. Some up /down wall lights are proposed. Uplighting of this type has typically not been the locations of the arm mount bowl light fixture. 28 In determining the appropriateness of lighting fixtures for the Entrance Corridors, the individual context of the site approved by the ARB. Wall lights have will be taken into consideration on a case by case basis. typically been limited to those needed for safety /security. 29 The following note should be included on the lighting plan: "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff Lights are proposed under the steel canopies luminaire and shall be arranged or shielded to reflect light located over the entrances. The intensity of away from adjoining residential districts and away from this illumination should be included in the adjacent roads. The spillover of lighting from luminaires photometric plan. onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." The elevation notes include a reference to a recessed mirror light ( #12). The location and 30 light used for decorative effect shall: a. be compatible with the character of the Entrance appearance of this light isn't clear from the Corridor. Compatibility of exterior lighting and lighting drawings. fixtures is assessed in terms of design, use, size, scale, color, and brightness. The light fixture schedule includes an b. impact only the immediate site. The effect of the "exterior canopy wall arm mount bowl illumination should not be discernible from distances fixture" that does not appear on the along the Entrance Corridor. elevations. 31 Where used for decorative effect, outdoor light fixtures shall: a. be equipped with automatic timing devices and shall be extinguished between the hours of 11:00 p.m. and dawn. b. be shielded and focused to eliminate glare. Glare control shall be achieved primarily through the use of such means as cutoff fixtures, shields and baffles, and appropriate application of mounting height, wattage, aiming angle, fixture placement, etc. c. be cutoff luminaires, aimed so as not to project their output beyond the objects intended to be illuminated; or non - cutoff luminaires, equipped with glare shields, visors, barn doors, and/or other similar shielding accessories as required to meet the following criteria: Light distribution from all lighting installations shall be cut -off at all angles beyond those required to restrict direct illumination to within the perimeter of the landscape feature being illuminated. d. never exceed 3,000 lumens. Further restrictions on lumens may be imposed by the ARB. e. not be modified to reflect seasonal colors. f. be of a number that is compatible with the scale of the object and the development to be illuminated, such that the light emitted will not over - illuminate or overpower the site, as determined by the ARB. Landscaping The previously approved landscape plan was Submit a revised submitted as part of the ARB application, but landscape plan that is it does not account for the changes to the site coordinated with the layout for the restaurant. A site plan revised site layout for the amendment was submitted after the ARB restaurant. Do not reduce application. A drawing error on that plan has the quantities, sizes or resulted in some plants being eliminated or character of the only partially drawn on the plan. Maintaining previously approved the character of the previously approved landscaping. Include a landscaping will help integrate the building plant schedule in the into the development and the corridor. submittal. Development paftern 6 Site development should be sensitive to the existing No natural landscape remains at this site. Coordinate all site, natural landscape and should contribute to the creation of Buildings G3 and G4 are under construction. grading, utility, landscape an organized development plan. This may be and lighting drawings accomplished, to the extent practical, by preserving the The main restaurant entrance faces into the with the new restaurant trees and rolling terrain typical of the area; planting new parking lot and toward building G1 (facing layout. trees along streets and pedestrian ways and choosing north, assuming Rt. 29 runs north/south). species that reflect native forest elements; insuring that The elevation that faces the Rt. 29 Entrance any grading will blend into the surrounding topography Corridor includes two large window bays thereby creating a continuous landscape; preserving, to the distributed evenly across the length of the extent practical, existing significant river and stream wall. valleys which may be located on the site and integrating these features into the design of surrounding development; Some changes to the previously approved and limiting the building mass and height to a scale that site layout are needed to accommodate the does not overpower the natural settings of the site, or the proposed restaurant. The site improvement Entrance Corridor. plan shows the proposed restaurant layout on the site, but the other site plan sheets 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within included in the ARB submittal have not yet the corridor should be as follows: been updated. 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 No major grading changes are anticipated. Coordinate all site, site to surrounding conditions by limiting the use of grading, utility, landscape retaining walls and by shaping the terrain through the use of and lighting drawings smooth, rounded land forms that blend with the existing with the new restaurant terrain. Steep cut or fill sections are generally unacceptable. layout. 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 the There are no existing trees remaining on site. None. drip line of any trees or other existing features designated for preservation in the final Certificate of Appropriateness. Adequate tree protection fencing should 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 SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Proposed materials and colors compared to the approved materials and colors of the Stonefield Town Center 2. The white block for the base of the building and the service yard wall 3. The proposed murals: general appropriateness for the Entrance Corridor, appropriateness as a method of relieving blankness in the building elevations, illumination of the murals Staff offers the following comments on the proposal: 1. Revise the white concrete base to a darker color that is better coordinated with the proposed brick and wood colors. 2. Eliminate the murals from the proposal. Replace the murals with architectural detailing to relieve blankness. 3. Add the standard window glass note to the drawings. Window glass in the Entrance Corridors should meet the following criteria: Visible light transmittance (VLT) shall not drop below 40 %. Visible light reflectance (VLR) shall not exceed 30 %. Specifications on the proposed window glass should be submitted with the application for final review. 4. Revise the color of the service yard wall to coordinate better with the other building colors. 5. Coordinate all site, grading, utility, landscape and lighting drawings with the new restaurant layout and the service yard. 6. Revise the size and/or location of rooftop mechanical equipment to eliminate visibility from the Entrance Corridor. 10 completion of the development of the site. 43 Preservation areas should be protected from storage or movement of heavy equipment within this area. 44 Natural drainage patterns (or to the extent required, new No major changes to stormwater facilities are None. drainage patterns) should be incorporated into the finished proposed. site to the extent possible. SIGNS A combination of channel letters and graphic Note that a separate boxes are shown on the building elevations. application is required for Details on the sign designs were not included all signage, that signs are in this submittal, so no review was subject to the previously completed at this time and it is not clear approved Comprehensive whether the illustrated signs meet the Sign Plan for this block, conditions of the Comprehensive Sign Plan and no review of the for this block of the shopping center. illustrated signage has Separate sign applications are required for all been completed at this signage. time. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Proposed materials and colors compared to the approved materials and colors of the Stonefield Town Center 2. The white block for the base of the building and the service yard wall 3. The proposed murals: general appropriateness for the Entrance Corridor, appropriateness as a method of relieving blankness in the building elevations, illumination of the murals Staff offers the following comments on the proposal: 1. Revise the white concrete base to a darker color that is better coordinated with the proposed brick and wood colors. 2. Eliminate the murals from the proposal. Replace the murals with architectural detailing to relieve blankness. 3. Add the standard window glass note to the drawings. Window glass in the Entrance Corridors should meet the following criteria: Visible light transmittance (VLT) shall not drop below 40 %. Visible light reflectance (VLR) shall not exceed 30 %. Specifications on the proposed window glass should be submitted with the application for final review. 4. Revise the color of the service yard wall to coordinate better with the other building colors. 5. Coordinate all site, grading, utility, landscape and lighting drawings with the new restaurant layout and the service yard. 6. Revise the size and/or location of rooftop mechanical equipment to eliminate visibility from the Entrance Corridor. 10 7. Add the standard mechanical equipment note to the drawings. Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated. 8. Eliminate all exterior LED strip lighting from the building cornices. 9. Include all building- mounted lights in the photometric calculations. 10. Clarify on the drawings the illumination intended for the murals. Provide additional information to clarify the night -time appearance of the murals. 11. Limit wall lights to down lights only. 12. Clarify the location and appearance of the recessed mirror light (reference note #12 on the elevation sheets). 13. Show on the elevations the locations of the arm mount bowl light fixture. 14. Submit a revised landscape plan that is coordinated with the revised site layout for the restaurant. Do not reduce the quantities, sizes or character of the previously approved landscaping. Include a plant schedule in the submittal. 15. Note that a separate application is required for all signage, that signs are subject to the previously approved Comprehensive Sign Plan for this block, and no review of the illustrated signage has been completed at this time. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date A1.0 Floor Plan 12/17/2015 A2.0 Exterior Elevations 12/17/2015 A2.1 Exterior Elevations 12/17/2015 E1.0 Electrical Lighting Plan 12/17/2015 E3.2 Lighting Fixture Schedule 12/17/2015 E3.3 Lighting Fixture Schedule 12/17/2015 C -1 Site Improvement Plan 12/17/2015 C -22 Landscape Plan 8/28/2014 C -23 Landscape Details 8/28/2014 C -24 Landscape Details 8/28/2014 SE -2 Site Lighting Plan 8/8/2014 - Color Elevations 12/17/2015 - Materials Board: McNeal Brick Sepia; McNeal Brick Rawhide; Resysta Wood Louver Cladding Walnut; Split Face CMU Medium White Orco Block; Sherwin Williams Paint: Tricorn Black SW 6258, Elder White SW7014 - IF