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HomeMy WebLinkAboutARB201600040 Staff Report 2016-04-26ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB -2016-40: Mission BBQ Amendment to Architecture and Signage Review Type Amendment to an Approved Certificate of Appropriateness Parcel Identification 061WO0300019AO Location On the west side of Rt. 29, south of Lenox Avenue, at the south end of Building G3 Zoned Neighborhood Model District (NMD)/Entrance Corridor (EC) Owner/Applicant Albemarle Place EAAP LLC/Alan R. Hamm, AIA Magisterial District Jack Jouett Proposal To revise the design of an ARB -approved building to accommodate a Mission BBQ restaurant and to install signage. Context The Mission BBQ restaurant would occupy a tenant space in Block G of the Stonefield Town Center. The site is surrounded by commercial and industrial development on all sides. COSTCO is located to the west. 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. Residential development is located further west. Visibility The Mission BBQ location is approximately 325' from the EC. Both the east and south elevations of the building, which include this tenant space, are visible from the EC. However, in addition to the distance, Building G3 will eventually be somewhat obscured from view by buildings G1 & G2, which will front the EC. ARB Meeting Date May 2, 2016 Staff Contact Margaret Maliszewski PROJECT HISTORY A Certificate of Appropriateness for Block G (covering the site plan and the Comprehensive Sign Plan) was issued on April 20, 2015. On April 18, 2016, the ARB directed staff to review and approve the amendment to the site plan for Mission BBQ site changes including a revised location for a loading space and the addition of a patio with railing. The site plan amendment has been approved. 19:T11ZIMD)IM:Zy,110BE" tu:71pro ,rM111Oki 1. Relocate entry doors; new doors to be stained wood and glass 2. Replace fabric awnings with corrugated metal awnings 3. Establish a patio on the south side; provide a railing around the patio; add a side entrance to access the patio 4. Remove some storefront windows and install wood panels with steel grilles in their place 5. Add a flagpole for the American flag; add lighting to the pole for the flag 6. Add signage (see details below) 1:� M SIM MIM T19.11 41T41 I I I I xei It" :731[y, Elef 1 xy REF GUIDELINE ISSUE RECOMMENDATION Structure design 1 The goal of the regulation of the design of development As part of this proposal, three previously Revise the design to within the designated Entrance Corridors is to insure that approved black awnings would be removed and eliminate the wood new development within the corridors reflects the replaced with corrugated metal canopies, and a paneling with steel grille traditional architecture of the area. Therefore, it is the short corrugated metal canopy would be added and the EIFS with wood purpose of ARB review and of these Guidelines, that in a new location. The corrugated metal has a panel on the east (EC) proposed development within the designated Entrance different texture and very different overall elevation. Corridors reflect elements of design characteristic of the appearance than the fabric awnings. Corrugated significant historical landmarks, buildings, and structures metal has been used historically in buildings in of the Charlottesville and Albemarle area, and to promote the county, but not in the manner proposed here. orderly and attractive development within these corridors. The metal color, however, is compatible with Applicants should note that replication of historic structures the colors of approved materials in the shopping is neither required nor desired. center. 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites One window on the east elevation would be as ensembles of buildings, land, and vegetation. In order removed and replaced with EIFS and a wood to accomplish the integration of buildings, land, and panel displaying the state flag. Two windows vegetation characteristic of these sites, the Guidelines would be removed and replaced with wood require attention to four primary factors: compatibility paneling and steel grilles. Wood is a historic with significant historic sites in the area; the character of building material and wood paneling is used the Entrance Corridor; site development and layout; and elsewhere in the shopping center. The wood landscaping. paneling proposed here has a different form and detailing, but the wood itself is not completely 3 New structures and substantial additions to existing structures should respect the traditions of the architecture out of place. The removal of the windows of historically significant buildings in the Charlottesville disrupts the series, which diminishes the and Albemarle area. Photographs of historic buildings in connection to historic storefront window forms. the area, as well as drawings of architectural features, which provide important examples of this tradition are contained in Appendix A. 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. 9 Building forms and features, including roofs, windows, doors, materials, colors and textures should be compatible with the forms and features of the significant historic buildings in the area, exemplified by (but not limited to) the buildings described in Appendix A [of the design guidelines]. The standard of compatibility can be met through scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The replication of important historic sites in Albemarle County is not the objective of these guidelines. 11 The overall design of buildings should have human scale. The proposed changes do not change the scale None. Scale should be integral to the building and site design. of the building. 13 Any appearance of "blankness" resulting from building A window, door and canopy would be added in Revise the design to design should be relieved using design detail or one bay on the south elevation, thus reducing eliminate the wood vegetation, or both. blankness in this bay. In one bay on the south paneling with steel grille elevation and one bay on the east elevation, a and the EIFS with wood window would be replaced with solid wood panel on the east panels, replacing transparent window glass with elevation. an opaque material in these two bays. One window on the east elevation would be removed and replaced with EIFS and a wood panel displaying the state flag, also replacing transparent window glass with an opaque material in this bay. 14 Arcades, colonnades, or other architectural connecting The proposal is for one tenant space in one None. devices should be used to unify groups of buildings within building in the shopping center. As such, the a development. requirement for architectural connecting devices doesn't apply. However, the addition of the outdoor patio on the south side will help unify the outdoors ace as an active, usable area. 15 Trademark buildings and related features should be The proposed changes are all additions of See recommendations, modified to meet the requirements of the Guidelines. branding elements, including the corrugated above. metal canopies, the gooseneck light fixtures, and the wood paneling. 16 Window glass in the Entrance Corridors should not be One window is to be added on the south side of Add the standard window highly tinted or highly reflective. Window glass in the the building. The window glass note does not glass note to the Entrance Corridors should meet the following criteria: appear on the plan. architectural plan. 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 forfinal review. Compatibility with the character of the Entrance Corridor 5 It is also an important objective of the Guidelines to The addition of the proposed branding elements Revise the design to establish a pattern of compatible architectural to the building moves the overall building eliminate the wood characteristics throughout the Entrance Corridor in order design away from a cohesive whole and away paneling with steel grille to achieve unity and coherence. Building designs should from unity and coherence within the shopping and the EIFS with wood demonstrate sensitivity to other nearby structures within center. The visual impact is only somewhat panel on the east the Entrance Corridor. Where a designated corridor is reduced by the location of the building elevation. substantially developed, these Guidelines require striking approximately 325' from the EC, and with a careful balance between harmonizing new development another building (G1) located between it and the with the existing character of the corridor and achieving EC. compatibility with the significant historic sites in the area. Eliminating some branding elements from the 10 Buildings should relate to their site and the surrounding context of buildings. EC facing elevation would help maintain a higher degree of coherence in the shopping 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a center. Removing the branding elements from cohesive whole. the south (side) elevation would have less impact. Accessory structures and equipment 17 Accessory structures and equipment should be integrated A flagpole, 39' high, is to be added to the site. None. into the overall plan of development and shall, to the Up -lights would be installed on the pole to extent possible, be compatible with the building designs illuminate the American flag. Fixtures used on the site. illuminating the American flag are exempt from cutoff requirements. 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these features will still have a negative visual impact on the A site plan amendment was recently approved Entrance Corridor street, screening should be provided to to move a loading space from the south side of eliminate visibility. a. Loading areas, b. Service areas, c. the building into the parking lot, and to install a Refuse areas, d. Storage areas, e. Mechanical equipment, patio with railing on the south side of the f. Above -ground utilities, and g. Chain link fence, barbed building. wire, razor wire, and similar security fencing devices. 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist of. a. Walls, b. Plantings, and c. Fencing. 20 Surface runoff structures and detention ponds should be No 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 does not appear on the plan. Add the standard architectural plan: "Visibility of all mechanical equipment mechanical equipment from the Entrance Corridor shall be eliminated." note to the plan. Lighting 22 Light should be contained on the site and not spill over The addition of building -mounted lights is not None. onto adjacent properties or streets; expected to impact spillover. 23 Light should be shielded, recessed or flush -mounted to Gooseneck and pendant fixtures are proposed. Eliminate the gooseneck eliminate glare. All fixtures with lamps emitting 3000 The gooseneck fixtures would be installed over fixtures from the lumens or more must be full cutoff fixtures. the corrugated metal canopies. The pendants would be installed under the canopies and, as proposal. Indicate on the plan the color, lamp type, 24 Light levels exceeding 30 footcandles are not appropriate for display lots in the Entrance Corridors. Lower light illustrated in the drawings, would not hang and wattage proposed for levels will apply to most other uses in the Entrance below the canopies, so would not be visible. Cut the pendant lamps. Corridors. sheets have been provided, but lamp type and wattage have not been identified for the fixtures. Provide photometric information showing the 25 Light should have the appearance of white light with a warm soft glow; however, a consistent appearance The intensity of the illumination at ground level intensity of illumination throughout a site or development is required. has not been provided. Although the gooseneck at ground level for the Consequently, if existing lamps that emit non-white light fixtures would be aimed back at the building pendants. are to remain, new lamps may be required to match them. wall, they are not full cutoff fixtures, so the 28 In determining the appropriateness of lighting fixtures for lamps would be required to emit less than 3000 the Entrance Corridors, the individual context of the site lumens. The pendants would shine on the will be taken into consideration on a case by case basis. sidewalk; the gooseneck fixtures would shine on the corrugated metal canopies. Wall -mounted lights have typically been limited to those required for safety and security, such as those illuminating sidewalks. 26 Dark brown, dark bronze, or black are appropriate colors No changes to pole lights are proposed. None. for free-standing pole mounted light fixtures in the Entrance Corridors. 27 The height and scale of freestanding, pole -mounted light fixtures should be compatible with the height and scale of the buildings and the sites they are illuminating, and with the use of the site. Typically, the height of freestanding pole -mounted light fixtures in the Entrance Corridors should not exceed 20 feet, including the base. Fixtures that exceed 20 feet in height will typically require additional screening to achieve an appropriate appearance from the Entrance Corridor. 29 The following note should be included on the lighting The note does not appear on the plan. Add the standard lighting plan: "Each outdoor luminaire equipped with a lamp that note to the plans. emits 3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." Landscaping No changes to landscaping are proposed. None. Site Development and layout A site plan amendment was recently approved None. to relocate a loading space from the south side of the building to the parking lot, and to add a patio and railing on the south side of the building. 19 :Z1] 000 04 M114451 - Type Reverse channel letters, routed letters, graphic Quantity 2 Text Mission BBQ The American Way Materials Aluminum, acrylic, paint, Lexan Graphics Star Colors Letter faces, returns Black Graphics Medium gray and orange (Pantone 158) Mounting Direct to wall Size Overall Sign Size 10' 41h" long x 2'6" tall Text — Mission BBQ 7' 63/4" long x 14" tall Text — The American Way 4' 11/4" long x 4" tall Star 2'6" tall Location Centered in sign band in entrance bays Illumination Internal LED for halo -lit letters ANALYSIS OF SIGN PROPOSAL BASED ON THE STONEFIELD BLOCK G SIGN CRITERIA (approved with ARB -2014-140) COMP SIGN PLAN CRITERIA ISSUE RECOMMENDATION SIGN TYPE FaVade Signs (*numbers correspond to illumination The proposal includes reverse None. details) letters as the primary sign and 1. Channel letters individual routed letters as a 2. Reverse channel letters secondary part of the sign. 3. Panel with push -through letters/graphics LOCATION • Signs shall not overlap architectural features. The proposed signs would be None. GENERALLY . Where possible, sign shall align with neighboring centered in the sign band above tenant signs for visual consistency. the entrance bays. The sign • Minimum 10" clearance to top/bottom of mounting drawings note the required 10" of area, and 8" around architectural features. clearance. The signs would not • Signs must be in proportion with other signs and the overlap architectural features. overall building. SIGN As noted on elevations. Panel signs (fagade sign type 3) LOCATION limited to west elevation of each building which does not front the Rt. 29 EC. Sign placement to be considered part of the overall storefront design. Sign placement shall align with or center on architectural features where possible. SIZE Letter height max 30". Size is subject to ARB review for Maximum proposed letter height None. LIMITATIONS appropriate scale and proportion. is 14". PROJECTION N/A N/A None. LIMITATIONS COLORS • Sign colors must not clash with architectural materials Black letter faces and returns are None. GENERALLY or neighboring tenant signs. proposed. This color will not • Letterform color to contrast background. clash with other features of the • Use of corporate colors to be tasteful and constrained building, but will appropriately to a limited color palette; color palette to respond to contrast with the wall color. and work with the architectural materials and colors of the tenant's storefront, the overall building, and neighboring tenant signs. • Subject to ARB review for compatibility. LETTER COLOR Black, White, Warm Grays (Panton Warm Gra 1 — 11) TRIM CAP/ Trim cap color to match return color. RETURN Return colors are Black, White, Warm Grays. COLOR BACKGROUND/ Black, White, Warm Grays (Panton Warm Gray 1 — 11) N/A None. PANEL/BODY COLOR MOUNTING Mounted to exterior wall The proposed signs would be None. DETAILS mounted directly to the wall. GRAPHICS • Colors and illumination are subject to ARB review. A star is proposed as part of both Clarify on the drawings GENERALLY • May be in tenant's corporate colors provided sign, signs. It is not entirely clear from whether black or warm materials and colors of storefront and building, and the drawings whether the star gray will be used for the neighboring signs are harmonious. would be black and orange or star. warm gray and orange. The orange proposed for the star will appear intense compared to the shades of black, white and gray in the center. The shade does not fall in the range of generally accepted Pantone colors for signs. The orange is the tenant's corporate color, but it is not an approved sign color for Block G. The amount of orange proposed is relatively small in comparison to the overall sign and it comprises approximately 2/5 of the star, which measures 2'6" tall. The orange would not be internally illuminated, so it would not have significant impact on the EC at night. ILLUMINATION External illumination shall be well integrated into the No external illumination is None. GENERALLY storefront design. ro osed. ILLUMINATION *Numbers correspond to sign type LED halo illumination is None. DETAILS 1. External building -mounted lights. External proposed. illumination shall be well integrated into storefront design. 2. Internal LED halo Illumination 3. Internal LED halo -Illuminated push -through text with opaque faces Lamps used for external illumination shall not emit more than 3000 lumens each. The level of illumination provided by the LED lights will not exceed the illumination produced by a single stroke of 30 milliamp neon. LETTER Unlimited Two letters styles are proposed. None. TYPEXONT MATERIALS Unlimited Standard sign materials are None. proposed. Staff recommends the following as the primary points of discussion: 1. The use of corrugated metal awnings; replacement of windows with EIFS and wood paneling 2. The use of orange in the sign Staff recommends approval with the following conditions: 1. Revise the design to eliminate the wood paneling with steel grille and the EIFS with wood panel on the east elevation. 2. Add the standard window glass note to the architectural plan: 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%. 3. Add the standard mechanical equipment note to the plan: Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 4. Eliminate the gooseneck fixtures from the proposal. Indicate on the plan the color, lamp type, and wattage proposed for the pendant lamps. Provide photometric information showing the intensity of illumination at ground level for the pendants. 5. Add the standard lighting note to the plans: Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle. 6. Clarify on the sign drawings whether black or warm gray will be used for the star. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date 2.0E Exterior Elevations 3-18-16 3.0E Exterior Details 3-18-16 - Existing and proposed site plans - Sign drawings (5) 3-18-16 - Manufacturer's cut sheets for flag pole and light mounting kit - - Material samples: Paint for canopy wood panel frames: Benjamin Moore 2124-10; stained wood, corrugated metal - - Cut sheets for light fixtures: Angle Shade H-18112 and Warehouse Shade H-15116 - - Photos of details: Canopy, gooseneck fixture, wood panel, pendant lights, state flag on wood, single door, double door, railing and gate, flagpole - 10