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HomeMy WebLinkAboutARB201600006 Staff Report 2016-04-11ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB2016-21: Qdoba Mexican Eats — Amendment and ARB2016-6: Qdoba - Sign (The Shops at Stonefield Phase 2 Parcel G) Review Type Amendment to an Approved Certificate of Appropriateness and Certificate of Appropriateness for a Sign Parcel Identification 061WO-03-00-019AO Location On the west side of Rt. 29, south of District Avenue, at the north end of Building G4 Zoned Neighborhood Model District (NMD)/Entrance Corridor (EC) Owner/Applicant Albemarle Place EAAP/Lingle Design Group (Josh Cocagne) and American Made Signs (Brion Draper) Magisterial District Jack Jouett Proposal To revise the previously approved design of the north elevation and the north end of the east elevation of Building G4 to accommodate a Qdoba restaurant and to install signage that does not meet the previously approved sign criteria. Proposed signs include 2 "Qdoba" channel letter signs, 2 "Mexican Eats" push-thru letters in a "word mark rail", and 2 painted partial "Q" signs. Context Block G is located adjacent to the Rt. 29 Entrance Corridor and is situated between the corridor and the COSTCO site. Northrup Grumman/Sperry is located to the south. The main branch of the post office is located across Rt. 29 to the east. The Comdial building is located to the north. Visibility The Qdoba location (Building G4) is approximately 325' from the EC. Both the north and east elevations of the building, which include this tenant space, are visible from the EC. However, in addition to the distance, G4 will eventually be somewhat obscured from view by buildings G1 & G2, which will front the EC. ARB Meeting Date April 18, 2016 Staff Contact Margaret Maliszewski (ARB2016-21) & Paty Saternye (ARB2016-6) PROJECT HISTORY DATE I Review Type IRESULT 4/20/2015 1 ARB review of Block G Site Plan I Certificate Appropriateness for Block G Site Plan and its Comprehensive Sign Plan was issued. NOTE: Sheet C7 of the architectural submittal indicates that the Qdoba restaurant is proposed for the tenant space at the north end of Building G3. That location is not correct. Qdoba is proposed for the tenant space at the north end of Building G4. Page 1 of 11 PROPOSED ARCHITECTURAL CHANGES 1. Eliminate awnings and face the corresponding wall surface with lx6 Southern Cyprus in the two northernmost bays of the east elevation and the two easternmost bays of the north elevation 2. Replace Diamante-Grigio ceramic tile with turquoise glazed brick below the storefront windows 3. Add a continuous aluminum "word rail" (also identified as "wordmark rail") above the storefront windows 4. Eliminate 2 wall mounted green screens from the north elevation 5. Install 2 art screens on the north elevation 6. Install I perforated metal art screen panel to the right of the entrance on the east elevation and one to the right of the entrance on the north elevation 7. Install signage as described below ANALYSIS OF ARCHITECTURAL CHANGES Key: CSP = Comprehensive Sign Plan for Stonefield Block G ECSG = Entrance Corridor Sign Guidelines ECDG = Entrance Corridor Design Guidelines REF GUIDELINE ISSUE RECOMMENDATION GENERAL GUIDELINES ECDG I The goal of the regulation of the design of The proposed changes do not increase the compatibility of the building with the historic architecture See recommendations development within the designated Entrance Corridors of the area. Instead, they incrementally move further from it by introducing new trademark design below. is to insure that new development within the corridors elements to a building design that was previously cohesive throughout. reflects the traditional architecture of the area. Therefore, it is the purpose of ARB review and of these Guidelines, that proposed development within the designated Entrance Corridors reflect elements of design characteristic of the significant historical landmarks, buildings, and structures of the Charlottesville and Albemarle area, and to promote orderly and attractive development within these corridors. Applicants should note that replication of historic structures is neither required nor desired. ECDG 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, land, and vegetation. In order to accomplish the integration of buildings, land, and vegetation characteristic of these sites, the Guidelines require attention to four primary factors: compatibility with significant historic sites in the area; Page 2 of 11 the character of the Entrance Corridor; site development and layout; and landscaping. Compatibility with significant historic sites: ECDG 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically significant buildings in the Charlottesville and Albemarle area. Photographs of historic buildings in the area, as well as drawings of architectural features, which provide important examples of this tradition are contained in Appendix A. ECDG 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with the area's historic structures is not intended to impose a rigid design solution for new development. Replication of the design of the important historic sites in the area is neither intended nor desired. The Guideline's standard of compatibility can be met through building scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The Guidelines allow individuality in design to accommodate varying tastes as well as special functional requirements. ECDG 5 It is also an important objective of the Guidelines to Unity and coherence in the architectural design of the overall shopping center would be decreased See recommendations establish a pattern of compatible architectural with this proposal, and will continue to decrease if more tenants introduce their trademark design below. characteristics throughout the Entrance Corridor in elements to the previously approved building design. order to achieve unity and coherence. Building designs should demonstrate sensitivity to other nearby structures within the Entrance Corridor. 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. Page 3 of 11 Structure design ECDG 9 Building forms and features, including roofs, windows, The proposed revisions introduce new elements, materials and colors to the previously Include a detail of the word doors, materials, colors and textures should be approved building. They include Southern Cyprus, turquoise glazed brick, the word rail (also rail in the architectural compatible with the forms and features of the significant identified as "wordmark and rail"), and the bright orange color. drawings. historic buildings in the area, exemplified by (but not • Southern Cyprus is used in a few buildings in Phase 1 of the shopping center and in the limited to) the buildings described in Appendix A [of BFs building design (G1), so the wood is not completely out of place. However, on the Revise the design to extend the the design guidelines]. The standard of compatibility east (southeast) elevation, it does not align with the adjacent material change. Aligning the Cyprus on the east (southeast) can be met through scale, materials, and forms which materials at the top would provide for greater coordination. elevation to match the level of may be embodied in architecture which is contemporary • The turquoise brick is proposed for the base of the building below the storefront windows. the adjacent material change. as well as traditional. The replication of important Although the turquoise is much more colorful than the standard approved colors in the historic sites in Albemarle County is not the objective of center, in the proposed location, the turquoise brick isn't expected to have a significant See the sign recommendations these guidelines. visual impact on the EC. • The color elevations show a single wall color for the two western bays of the north below. ECDG Buildings should relate to their site and the surrounding 10 context of buildings. elevation. The approved design shows the wall in two colors in that location. • The aluminum of the word rail is similar in color to the white and gray paint colors used in Clarify the intent for the wall color of the two western bays ECDG The overall design of buildings should have human 11 scale. Scale should be integral to the building and site the center. Its location just above the storefront windows is integrated with the other on the north elevation. (The design. architectural elements. It appears to be approximately 1' tall. At that size, it isn't expected to have a significant visual impact on the Entrance Corridor. (See the sign analysis section approved design shows the wall in two colors in that ECDG Architecture proposed within the Entrance Corridor 12 should use forms, shapes, scale, and materials to create a of this report for details regarding the "Mexican Eats" sign located in the word rail.) A location.) cohesive whole. detail of the rail would more fully explain its appearance. • The orange color used in the signs and art screens is very bright and will be very noticeable on the building. As such, it will not contribute to compatibility or the establishment of a cohesive whole. The orange partial "Q" fills the vertical wood -faced wall area above the storefront and adds a different, larger scale to the design. ECDG Any appearance of "blankness" resulting from building Art screens are proposed for the two western bays of the north elevation. Green screens would Note that any display of the 13 design should be relieved using design detail or be eliminated to make way for the art screens. The art screens measure 6'8" tall by business name or any graphic vegetation, or both. approximately 12'6" long and include a variety of images, such as the sun, moon, people, reference to products for sale hands, etc. Screen art panels are proposed to fill the storefront windows located to the right of in the art panels and screens the entrances on the north and east elevations. The art screen illustrated in the submittal shows will be considered signage, Atlas supporting the Earth. When construction of the development is complete, landscaping is making the panels and screens installed and matured, and vehicles are in the parking lot, the screens and panels are not subject to the sign ordinance expected to have a significant visual impact on the EC. The submittal indicates no new lighting and EC sign guidelines. associated with the sign panels or screens. Note that any display of the business name or graphic reference to products for sale in the art panels or screens will be considered signage, If any new lighting is making the panels and screens subject to the sign ordinance and EC sign guidelines. associated with the art panels ECDG Arcades, colonnades, or other architectural connecting No physical connecting devices were previously proposed or approved and none are proposed or screens, submit complete 14 devices should be used to unify groups of buildings now. details for review. within a development. Page 4 of 11 ECDG 15 Trademark buildings and related features should be modified to meet the requirements of the Guidelines. The proposal introduces trademark design elements to a building design that was previously cohesive throughout. Generally, the architectural changes are not expected to have a significant impact on the view from the EC due to the size of the elements and the distance from the road. The proposed signs are expected to have more impact. See the sign recommendations below. ECDG Window glass in the Entrance Corridors should not be No changes to the approved window glass are proposed, but art panels would be installed in None. 16 highly tinted or highly reflective. Window glass in the some of the storefront windows. When construction of the development is complete, Entrance Corridors should meet the following criteria: landscaping is installed and matured, and vehicles are in the parking lot, the art screens and Visible light transmittance (VLT) shall not drop below panels are not expected to have a significant visual impact on the EC. 40%. Visible light reflectance (VLR) shall not exceed 30%. Specifications on the proposed window glass should be submitted with the application for final review. ECDG The following note should be added to the site plan and The note does not appear on the drawings. Add the standard mechanical 21 the architectural plan: "Visibility of all mechanical equipment note to the equipment from the Entrance Corridor shall be architectural drawings. eliminated." PROPOSED SIGNS QDOBA Letters Mexican Eats PARTIAL "Q" Type Channel Push-Thru letters in Word Rail Painted letter Quantity 2 2 2 Materials Aluminum, acrylic, vinyl Acrylic with digital print Paint Colors Background None Aluminum Painted on Cyprus Letter Qdoba Orange 3M 3630 3694 (see sample) Pantone 5743C Dark Green w/ translucent white sides (see sample) Qdoba Orange Graphics None None None Mounting Letters sit on word rail that is mounted on the raceway In face of word rail that is mounted on the raceway Painted on Cyprus Overall Sign Size 12' -10" x 1' -9 3/ 16" 9' -11 1/a" x 6" 2'-9 9/16" x 5' -Y & 4' -8 1/a" x 6' -4" Location Northeast and Southeast elevations of building Northeast and Southeast elevations of building Northeast and Southeast elevations of building Illumination Internal LED for face -lit letters Internal LED for illuminated sides External (up -light mounted on word rail) Page 5 of 11 ANAYLSIS OF SIGNAGE REF GUIDELINE ISSUE IL RECOMMENDATION LOCATION CSP Facade Facade Sign Type 3 (Panel Sign) is only permitted on the west The "Mexican Eats" push-thru letter sign is proposed for the east and north None. Signs 2 elevation of each building which does not front the entrance elevations of the building and, therefore, it will be visible from the EC. corridor (Route 29). However, it is within a "word rail" that is more architectural feature than panel sign, it is not the primary sign, its letters are only 6" tall, it is approximately 325' from the EC and it will be partially blocked by buildings G1 and G2. CSP Signs to maintain a minimum clearance of 10" from top and The proposed signs are not located in the sign mounting areas approved with the Update the sign drawings to General 2 bottom edges of sign mounting area and F-0" from demising Comprehensive Sign Plan (CSP). The approved locations for the raised bays do show possible signage for other wall center line. differ from the consistent locations shown across the lower bays, so some tenants in the building and flexibility in the location may be appropriate. The locations also do not have 10" update the architectural of clearance from the bottom edge of the area in which they are placed. drawings to match the sign However, the sign and architectural drawings do not show the same "Qdoba" submission. Ensure that sign locations, sizes or proportions. The sign drawings do not show possible possible signage shown in the signage for the other tenants of the building. The architectural drawings do, but drawing for all other tenants they include a blue color for the "COAST" sign that does not meet the CSP follows all of the CSP criteria criteria. Seeing an accurate representation of the signage for the whole building including color of text. is necessary to gauge whether the proposed location of the "Qdoba" signs would be distracting or complimentary. The partial "Q" painted on the side of the building is not proportional to the Remove the partial "Q" signs other signage proposed, is not located 10" from the top and bottom edges of the from the submission. sign area being proposed and will not be in harmony with future signage. CSP Signs to not overlap architectural features like columns, pilasters, The "Mexican Eats" word rail overlaps the pilasters. However, this feature None. General 3 window lintels, canopy support anchor plates and cables, coping, seems to unify and clarify the area of the Qdoba storefront. etc. Signs will maintain a minimum clearance of 8" around architectural features. The painted partial "Q" is directly adjacent to the pilasters. Remove the partial "Q" signs from the submission. CSP Where possible, sign placement to visually align with Although the signs are proposed for a different location than those specified in None. General 4 neighboring tenant signs to ensure visual consistency. the CSP, the signage for the corner tenants of each of the multi -tenant buildings in Block G does not align with the rest of tenant's signs in the building. So some flexibility may be appropriate. CSP All sign areas and sizes will comply with Albemarle County Zoning review did not find any issues with the signage based upon 18-4.15. None. General 11 Code Chapter 18, Section 4.15-signs and Albemarle County Architectural Review Board (ARB) Sign Guidelines. Page 6 of 11 ECSG 4a The design of a building's walls, window locations, parapets and See CSP General Sign Notes 2, 3 & 4, Facade Signs 2 above and Prohibited See CSP General Sign Notes 2 other architectural features shall influence the Board's evaluation Signs 2 below. & 3 above and Prohibited Signs of appropriate signage. Wall signs can help establish rhythm, 2 below. scale and proportion across the facade of a building. Although the signs are not centered, from side to side or top to bottom, the Update the sign drawings to placement seems balanced on the whole for the storefronts in the sign area they show possible signage for other have chosen. Until a rendering which is proportional and shows possible tenants in the building and signage for all of the other tenants is provided it will be hard to gauge whether an update the architectural exception for sign location for this one tenant is proportional and does not drawings to match the sign damage the rhythm across the facade of the building. submission. The partial "Q" signs that wrap around the corner of the building interrupt the Remove the partial "Q" signs rh thm of the pilasters and appear over -scaled for the building. from the submission. ILLUMINATION CSP Signs may have internal (halo) or external illumination. External The lighting for the two "Qdoba" channel letter signs is internal illumination for Change the "Qdoba" channel General 1 illumination shall be well integrated into storefront design. A face -lit letters. This does not meet the halo lighting requirement of the CSP. letter signs to have halo projecting facade sign is an option for tenants with corner illumination as specified in the locations. CSP (Facade Diagram 2). When illumination is required, the preferred solution is to ECSG 5a externally illuminate the sign — in other words, to shine a light on On the details sheet that shows the sign sections only one of the two sections Provide a general "level of the sign. External illumination is preferred because it allows includes a "level of illumination" note. illumination" note that applies consistency with the daytime image of the sign. External lighting to both section views. All appears to the viewer as reflected light and allows the focus of lights specified for these signs the sign to be the original overall shape, color and complete must meet that requirement design of the sign. Internal lighting produces a fragmented, (18.4.15). rather than unified, sign image at night compared to external lighting and may project light that is distracting to the viewer. "Rail Up Lights" are shown in the architectural submission. No information is Eliminate the Rail Up Lights Similarly, exposed light sources that form the body of a sign given on this lighting in the sign submission, but the fixtures would sit on top of from the proposal. (such as, but not limited to, exposed or bare neon) are not the rail and illuminate the partial "Q". With the partial "Q" signs eliminated, the appropriate for the Entrance Corridors. They can produce glare Rail Up Lights would not be needed. (See CSP General 2, 3 and ECSG 4a and, generally, do not achieve the subtle character and recommendations above.) compatibility that is the goal for the Entrance Corridors. External illumination is also preferred for approved graphics/logos; internal illumination may be considered for approval on a case -by -case basis. The Board will evaluate the s ecific desi n for size (adjusted in proportion to the Page 7 of 11 accompanying lettering), balance, complexity, and distance from and relationship to the Entrance Corridor. These factors will ECSG 5c determine the extent of internal illumination that can be approved. COLOR CSP Colors 1 Individual letterforms, facade sign panels, and projecting sign The faces and returns of the channel letters are specified to be "Qdoba orange" Change the colors of the bodies to be limited to Black, White, and warm gray colors (see sample). This does not match the specified colors in the CSP. Recently, an "Qdoba" channel letters to be (including but not limited to Pantone Warm Gray 1 through 11). orange sign was proposed for a location in Phase 1 of Stonefield, and staff one specified in the CSP. informed the applicant that the color would have to be revised to one of the approved colors. However, the following issues should be considered: • The sign will be about 325' from the EC and will eventually be partially blocked by buildings G1 and G2. • Changing from face -lit letters to halo lighting, as specified in the CSP, would reduce the impact the Qdoba Orange color would have on the entrance corridor at night. • An application for Mission BBQ will be reviewed by the ARB in the near future for the corner of Building G3, directly north of the Qdoba location, and a reddish -orange colored star is part of that proposal. CSP Colors 2 Logo and graphics may be in tenant's corporate colors, provided The partial "Q" that wraps around the corner of the building is proposed to be See CSP General 2, 3 and the sign colors are harmonious with other signage on tenant's painted "Qdoba orange". This is not consistent with the approved colors of the ECSG 4a recommendations storefront, architectural materials and colors of the tenant's CSP, which the other tenants of the building are supposed to follow, and will not above. storefront, the overall building, and neighboring tenant signs. be in harmony with the colors and materials of the building. CSP Colors 4 Use of a tenant's corporate colors are to be tasteful and "Qdoba Orange" is a much more intense color than any of the approved sign See CSP Colors 1 of constrained to a limited color palette. Color palette to respond to colors or building materials. It does not contribute to a constrained color palette. recommendations above. and work with the architectural material and colors of the tenant's storefront, the overall building, and the neighboring tenant signs. The signage colors specified are the "Qdoba Orange", dark green, white and the Replace the dark green color of aluminum of the word rail. The proposed architectural changes add stained the push-thru letters in the word Colors must be harmonious with each other. Colors must not wood and turquoise tiles to the proposed facade. With the exception of white rail with turquoise to match the clash with other elements on the site, both when viewed in and stained wood, this mix of multiple colors does not support a harmonious tile base. ECSG 4e daylight and at night, whether the signs are externally or overall design. Replacing the darker green letters with turquoise letters would internally lit. Overly intense color, such as but not limited to somewhat improve the compatibility within the tenant space. A reduction in the dayglo or fluorescent colors, are prohibited. number of colors would increase compatibility. The use of three colors or fewer is more appropriate for signs in the Entrance Corridor. Black and white are counted as colors. Additional colors may be approved if they contribute to a balanced and unified sign design. Page 8 of 11 ECSG 9c For raceway -mounted channel letters, the raceway shall match Channel letters will be mounted on top of the word rail, not directly to the None. the wall color. raceway. The word rail will block the view of the raceway. CSP Channel letter returns are to be painted black or other appropriate The "Qdoba" channel letter returns are specified to be "Qdoba Orange". This Change the colors of the returns General 5 color (white or warm grey) that reinforces tenant identity. does not match the specified colors in the CSP criteria for channel letter returns. of the "Qdoba" channel letters to be one specified in the CSP. SIZE CSP Signs of an inappropriate scale to sign area, storefront, building, The partial "Q" that wraps around the corner of the building almost fills the sign Remove the partial "Q" signs Prohibited and neighboring signs. area from top to bottom, is not proportional to the signs and sign areas specified from the submission. Signs 2 in the CSP, and does not appear to conform with the offsets specified in the CSP. Page 9 of 11 SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: Regarding the architectural proposal: 1. The proposed materials and colors. 2. The elimination of the green screens. 3. The art screens and panels. Regarding the sign proposal: 1. The proposed colors. 2. The horizontal and vertical placement of the six signs (two "Qdoba", two "Mexican Eats" and the two painted partial "Q" letters on the side of each corner). 3. The channel letters without "halo" lighting. 4. The use of a panel sign with push through text on the northeast and southeast faces of the building which face the EC. 5. The painted partial "Q" signs. 6. The rail up light. Staff recommends approval with the following conditions: 1. Include a detail of the word rail in the architectural drawings. 2. Clarify the intent for the wall color of the two western bays on the north elevation. (The approved design shows the wall in two colors in that location.) 3. Note that any display of the business name or any graphic reference to products for sale in the art panels or screens will be considered signage, making the panels and screens subject to the sign ordinance and EC sign guidelines. 4. If any new lighting is associated with the art panels or screens, submit complete details for review. 5. Add the standard mechanical equipment note to the architectural drawings. "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 6. Change the "Qdoba" channel letter signs to have halo internal illumination as specified in the CSP (Facade Diagram 2). 7. Provide a general "level of illumination" note that applies to both sign section views. All lights specified for these signs must meet that requirement (18.4.15). 8. Eliminate the Rail Up Lights from the proposal. 9. Update the sign drawings to show possible signage for other tenants in the building and update the architectural drawings to match the sign submission. Ensure that possible signage shown in the drawings for all other tenants follows all of the CSP criteria including color of text. 10. Remove the partial "Q" signs from the submission. 11. Change the colors of the "Qdoba" channel letters to be one specified in the CSP. 12. Replace the dark green color of the push-thru letters in the word rail with turquoise to match the base tile. 13. Change the color of the returns of the "Qdoba" channel letters to be one specified in the CSP. Page 10 of 11 TABLE A This report is based on the following submittal items: Sheet # I Drawing Name Drawing Date/Revision Date ARCHITECTURAL Cover Sheet - 001 Perspectives - 002 Perspectives - 003 Elevations & Materials (Rendered) - A200 Elevations &Materials (Scalable Line Drawing) 1-21-2015 C7 Site Plan 11-24-2014 006 Proposed Exterior Design Elements - MATERIAL SAMPLES - Architecture - Material sample board: Aluminum word rail, orange si na e, perforated metal art screen, turquoise glazed brick, Southern Cyprus - SIGNAGE 1 Cover Sheet 12/02/15 — revision 2/8/16 2 Plan view showing location of signs 12/02/15 — revision 2/3/16 3 South Elevation (southeast of building) 12/02/15 — revision 2/3/16 4 South (southeast of building) "Qdoba" and "Mexican Eats" sign dimensions and material specifications 12/02/15 — revision 2/3/16 5 South (southeast of building) partial "Q" sign dimensions and materialspecifications 12/02/15 — revision 2/3/16 6 East Elevation (northeast of building) 12/02/15 — revision 2/3/16 7 East (northeast of building) "Qdoba" and "Mexican Eats" sign dimensions and material specifications 12/02/15 — revision 2/3/16 8 East (northeast of building) partial "Q" sign dimensions and material specifications 12/02/15 — revision 2/3/16 9 Sections: Channel Letters & Push Thru (text in word rail) signs 12/02/15 — revision 2/3/16 MATERIAL SAMPLES - Signs - Channel Letters Qdoba Orange 47328 translucent white impact modified acrylic face - - Channel Letters Qdoba Orange Aluminum Return - - Push-Thru Letters with painted opaque to match Pantone 5743C Dark Green with translucent white sides. - - Aluminum Word Rail - Page 11 of 11