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HomeMy WebLinkAboutARB201600071 Staff Report 2016-07-11ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB -2016-71: Bojangle's Restaurant at Hollymead Town Center Review Type Final Site Development Plan Parcel Identification 032000000041D4 Location On the west side of Rt. 29, just north of the Target store in the Hollymead Town Center Zoned Planned Development Mixed Commercial (PDMC)/Entrance Corridor (EC) Owner/Applicant DBSO BOB LLC/Shimp Engineering, Justin Shimp Magisterial District Rio Proposal To construct a 3,808 sf Bojangle's fast food restaurant with a drive-thru window and associated site improvements. Context The site is located at the north end of the Hollymead Town Center, with undeveloped parcels to the west and a large stormwater pond to the north. Visibility The proposed development will be readily visible from the Rt. 29 Entrance Corridor. ARB Meeting Date July 18, 2016 Staff Contact Margaret Maliszewski PROJECT HISTORY The ARB completed a preliminary review of this proposal on October 5, 2015. There were a number of issues discussed at that meeting, resulting in the applicant requesting deferral. Primary issues were the location of the drive-thru lane and related items, landscaping, and the relationship of the restaurant to the stormwater pond. No major issues were identified with the architectural design of the building. A revised site plan submitted to address the major site issues identified in October was reviewed by the ARB on December 21, 2015. Comments from that review are listed in the analysis table below. An initial site plan was submitted for this development in March 2016. That plan was substantially the same as the plan reviewed by the ARB in December 20015, so the ARB's December comments were forwarded to the agent for the Site Review Committee for the initial plan. Due to a change in the zoning ordinance, a Special Use Permit is no longer required for the drive-thru use. ANALYSIS REF GUIDELINE DECEMBER 21, 2015 ARB CURRENT ANALYSIS CURRENT COMMENTS RECOMMENDATION Structure design 1 The goal of the regulation of the design of development within None. The proposed design of the Boj angle's building has None. the designated Entrance Corridors is to insure that new not changed since the preliminary review. The development within the corridors reflects the traditional proposed building uses brick, pilasters, water tables, architecture of the area. Therefore, it is the purpose of ARB stringcourses, and awnings in its design. Some of review and of these Guidelines, that proposed development these elements are modern interpretations of historic within the designated Entrance Corridors reflect elements of features, but generally they are compatible with design characteristic of the significant historical landmarks, historic buildings in the area. The overall form and buildings, and structures of the Charlottesville and Albemarle scale of the building are not inconsistent with the area, and to promote orderly and attractive development within form and scale of some historic buildings. The these corridors. Applicants should note that replication of historic design of the drive-thm window is minimal, structures is neither required nor desired. restrained and coordinated with the overall design of the building. 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. The proposed building materials and colors appear Photographs of historic buildings in the area, as well as to be compatible with the materials and colors used drawings of architectural features, which provide important in the Hollymead Town Center and commercial examples of this tradition are contained in Appendix A. buildings to the north and east of the subject parcel. The proposed materials, the distribution of colors, 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with the and the pilasters and water table coordinate with the area's historic structures is not intended to impose a rigid design existing Hollymead Town Center buildings. 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. 5 It is also an important objective of the Guidelines to establish a pattern of compatible architectural characteristics throughout the Entrance Corridor in 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. 10 Buildings should relate to their site and the surrounding context of buildings. 11 The overall design of buildings should have human scale. Scale should be integral to the building and site design. 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. 13 Any appearance of "blankness" resulting from building design should be relieved using design detail or vegetation, or both. 14 Arcades, colonnades, or other architectural connecting devices should be used to unify groups of buildings within a development. 15 Trademark buildings and related features should be modified to None. The proposed building design is consistent with the None. meet the requirements of the Guidelines. approved design for the Bojangle's restaurant at Pantops. That design was altered from the company standard to meet the EC Guidelines. 16 Window glass in the Entrance Corridors should not be highly Add the standard window glass note The window glass note has been added to the None. tinted or highly reflective. Window glass in the Entrance to the architectural drawings. architectural drawings. Corridors should meet the following criteria: Visible light transmittance (VLT) shall not drop below 4001o. Visible light reflectance (VLR) shall not exceed 3001o. Specifications on the proposed window glass should be submitted with the application for final review. Accessory structures and equipment 7 Accessory structures and equipment should be integrated into Show the locations of rooftop and A note on the architectural drawings states that None. the overall plan of development and shall, to the extent possible, ground -mounted equipment on the HVAC equipment will be located on the roof and be compatible with the building designs used on the site. plans and architectural elevations. Show how the equipment will be the equipment will be screened by the building's parapet walls. 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these features screened from view. will still have a negative visual impact on the Entrance Corridor The row of 6 Inkberry holly along the drive-thru street, screening should be provided to eliminate visibility. a. Provide additional trees and shrubs to lane has been revised to a staggered row of 11Nellie Loading areas, b. Service areas, c. Refuse areas, d. Storage mitigate the drive-thru lane on the Stevens holly, which grow significantly taller. A areas, e. Mechanical equipment, f. Above -ground utilities, and g. north side of the site as viewed from row of 13 Inkberry holly has been added at the top Chain link fence, barbed wire, razor wire, and similar security the EC. of the retaining wall at the west end of the drive-thru fencing devices. Revise the plan to make the plants in lane. 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist of. the landscape easement legible, and to The schedules have been adjusted to clearly show a. Walls, b. Plantings, and c. Fencing. identify on the plan and in the the proposed landscaping. A note with the landscape schedule all proposed plants north of schedules states "includes all plants to be provided the parcel. by this plan." Clarify with a note(s) on the plan that The drive-thru related elements — the rain guard, the all of the planting proposed on the speaker post, and the menu board — are identified on pond parcel will be completed with the plan. The rain guard color has been revised to the construction of the Bojangle's "copper penny" to match the awnings over the development. windows. The speaker post and menu board have a black finish. The rain guard and menu board sizes Label all drive-thru related elements are indicated on the plan. The size of the speaker on the plan. post is not given; however, an internet search indicates that it is 1' 7" x 7.25" x 4' 4" tall. The Revise the color of the rainguard to a menu board is just over 8' tall. The shrubs located more neutral shade. Bronze would be along the drive-thru lane will help screen the view appropriate. of the speaker post and menu board as seen from the EC. Provide details on the size and finishes of all the drive-thru related equipment. 20 Surface runoff structures and detention ponds should be designed Revise the plan to include a treatment A note on the plan indicates that the retaining wall Provide a sample of the to fit into the natural topography to avoid the need for screening. for the manhole and headwall that will be aligned with the face of the concrete head retaining wall block for When visible from the Entrance Corridor street, these features establishes an appropriate appearance wall and stone pavers will be installed on the face of review. must be fully integrated into the landscape. They should not have for the EC. Provide details. Treatment the head wall. The pavers will be Eagle Bay Cottage the appearance of engineered features. shall not be limited to landscaping. Stone in the "James River" color to match the Coordinate this treatment with the retaining wall. This treatment will help integrate the existing and proposed walls and headwall into the surroundings. landscaping. The manhole is shown in the travelway with a new rate inlet. 21 The following note should be added to the site plan and the Add the standard mechanical The mechanical note has been added to both the None. architectural plan: "Visibility of all mechanical equipment from equipment note to the architectural architectural and site drawings. the Entrance Corridor shall be eliminated." drawings. Lighting 22 Light should be contained on the site and not spill over onto Provide a complete lighting plan for A lighting plan was submitted. Spillover does not None. adjacent properties or streets; review. exceed .5 fc at the property line along the EC. 23 Light should be shielded, recessed or flush -mounted to eliminate Revise the rainguard to eliminate The rain guard detail shows a shield added to None. glare. All fixtures with lamps emitting 3000 lumens or more views of its light fixture. eliminate direct views of the fixture. must be full cutoff fixtures. 24 Light levels exceeding 30 footcandles are not appropriate for None. 10.3 fc is the maximum light level proposed. None. display lots in the Entrance Corridors. Lower light levels will apply to most other uses in the Entrance Corridors. 25 Light should have the appearance of white light with a warm None. Metal halide lamps are proposed for the pole None. soft glow; however, a consistent appearance throughout a site or fixtures and the wall packs. The rain guard has an development is required. Consequently, if existing lamps that LED downlight. emit non-white light are to remain, new lamps may be required to match them. 26 Dark brown, dark bronze, or black are appropriate colors for None. A note on the lighting plan states that poles and Indicate on the lighting free-standing pole mounted light fixtures in the Entrance pole -mounted fixtures will be dark bronze. The wall plan that the wall packs Corridors. pack color has not been identified. Bronze is an will have a bronze finish. available finish. 27 The height and scale of freestanding, pole -mounted light fixtures None. Notes on the lighting plan indicate that pole- None. should be compatible with the height and scale of the buildings mounted fixtures will not exceed 20' in height, that and the sites they are illuminating, and with the use of the site. wall fixtures will be mounted at 12', and the light at Typically, the height of freestanding pole -mounted light fixtures the ordering station will be mounted at 10'. 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. 28 In determining the appropriateness of lighting fixtures for the Match new fixtures to existing Proposed fixtures are consistent in style, finish and None. Entrance Corridors, the individual context of the site will be fixtures in the shopping center. lamp type with those already existing in the taken into consideration on a case by case basis. shopping center. 29 The following note should be included on the lighting plan: None. The note is on the lighting plan. None. "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." Landscaping 7 The requirements of the Guidelines regarding landscaping are Increase the proportion of shrubs in The previous plan showed a majority of sedum and None. intended to reflect the landscaping characteristic of many of the the shrub/perennial planting along the Bar Harbor juniper along the parking spaces and area's significant historic sites which is characterized by large EC frontage. drive-thru lane. The revised plan still uses shade trees and lawns. Landscaping should promote visual order perennials, but they supplement evergreen shrubs within the Entrance Corridor and help to integrate buildings into that are now provided along the parking spaces and the existing environment of the corridor. drive-thru. The shrubs will help mitigate the view of parked cars and vehicles in the drive-thru lane, as 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar viewed from the EC. characteristics. Such common elements allow for more flexibility in the design of structures because common landscape features will help to harmonize the appearance of development as seen from the street upon which the Corridor is centered. 32 Landscaping along the frontage of Entrance Corridor streets should include the following: a. Large shade trees should be planted parallel to the Entrance Corridor Street. Such trees should be at least 3% 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: A travelway has been extended from the drive-thru None. a. Large trees should be planted parallel to all interior roads. exit westward beyond the stormwater facility, and Such trees should be at least 2%2 inches caliper (measured six north to connect with Timberwood Blvd. Trees have inches above the ground) and should be of a plant species been added along the north side of this travelway. common to the area. Such trees should be located at least every The applicant prefers not to plant trees on the south 40 feet on center. side of the travelway because they could conflict with future construction in that area. 34 Landscaping along interior pedestrian ways: None. A sidewalk runs between the drive-thru lane and the None. a. Medium trees should be planted parallel to all interior northernmost row of parking spaces. No trees are pedestrian ways. Such trees should be at least 2'/2 inches caliper proposed along the sidewalk, but a row of Blue (measured six inches above the ground) and should be of a Princess Holly is provided. This holly can grow 12' species common to the area. Such trees should be located at least tall. every 25 feet on center. 35 Landscaping of parking areas: Shift the shrub groups to screen the Plants have been shifted and species revised so that Revise the planting size a. Large trees should align the perimeter of parking areas, parking spaces and drive-thru lane evergreen shrubs — Inkberry holly, compact glossy of the Inkberry holly and located 40 feet on center. Trees should be planted in the interior that front the corridor. abelia, Blue Princess holly and Prague viburnum — Prague viburnum to 24" of parking areas at the rate of one tree for every 10 parking run along the parking spaces and drive-thru lane. minimum. spaces provided and should be evenly distributed throughout the The Inkberry and viburnum are specified at 18" — interior of the parking area. 30", but should be 24" minimum at planting. b. Trees required by the preceding paragraph should measure 2'h inches caliper (measured six inches above the ground); should be evenly spaced; and should be of a species common to the area. Such trees should be planted in planters or medians sufficiently large to maintain the 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: None. Shrubs are provided close to the building at its east None. a. Trees or other vegetation should be planted along the front of end. Trees are provided at the north and east long buildings as necessary to soften the appearance of exterior perimeters of the site. walls. The spacing, size, and type of such trees or vegetation should be determined by the length, height, and blankness of such walls. b. Shrubs should be used to integrate the site, buildings, 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: Proposed species appear on the various lists. None. a. Plant species required should be as approved by the Staff based upon but not limited to the Generic Landscape Plan Recommended Species List and Native Plants for Virginia Landscapes (Appendix D). 38 Plant health: None. The note appears on the landscape plan. None. The following note should be added to the landscape 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." Development pattern 6 Site development should be sensitive to the existing natural None. A travelway has been extended from the drive-thru None. landscape and should contribute to the creation of an organized exit westward beyond the stormwater facility, and development plan. This may be accomplished, to the extent north to connect with Timberwood Blvd. Trees have practical, by preserving the trees and rolling terrain typical of the been added along the north side of this travelway. area; planting new trees along streets and pedestrian ways and The applicant prefers not to plant trees on the south choosing species that reflect native forest elements; insuring that side of the travelway because they could conflict any grading will blend into the surrounding topography thereby with future construction in that area. creating a continuous landscape; preserving, to the extent practical, existing significant river and stream valleys which may be located on the site and integrating these features into the design of surrounding development; and limiting the building mass and height to a scale that 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 Gradin 40 Site grading should maintain the basic relationship of the site to Revise the plan to make the plants in The landscape plan includes a note stating, Without reducing surrounding conditions by limiting the use of retaining walls and the landscape easement legible, and to "Includes all plants to be provided by this plan" and legibility of the plan, by shaping the terrain through the use of smooth, rounded land identify on the plan and in the the plan has been revised for legibility. However, include notes on the plan forms that blend with the existing terrain. Steep cut or fill sections schedule all proposed plants north of there appears to be no note identifying the landscape to identify the easements are generally unacceptable. Proposed contours on the grading plan the parcel. easement(s) on the adjacent parcels. that allow planting on the shall be rounded with a ten foot minimum radius where they meet adjacent parcels. the adjacent condition. Final grading should achieve a natural, Terrace retaining walls 6' in height or The retaining walls have been extended westward rather than engineered, appearance. Retaining walls 6 feet in taller, or show why the terracing isn't along the travelway that has been extended to Provide plants between height and taller, when necessary, shall be terraced and planted to necessary to establish an appropriate provide a connection to Timberwood Blvd. the retaining walls and at blend with the landscape. appearance along the EC. Retaining walls reach 6' in height and at the west end the walls are terraced in two levels. There is no the bottom of the lower wall to soften the 41 No grading, trenching, or tunneling should occur within the drip line of any trees or other existing features designated for planting shown between the walls. Travelway trees appearance and break up preservation in the final Certificate of Appropriateness. Adequate are shown at the top of the walls and one group of 7 the length. tree protection fencing should be shown on, and coordinated shrubs is shown near the west end of the lower wall. throughout, the grading, landscaping and erosion and sediment This small group of shrubs appears out of place control plans. along such a long wall. A 160' length of the lower wall, which reaches 6' in height, has no planting 42 Areas designated for preservation in the final Certificate of Appropriateness should be clearly delineated and protected on along it. 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. 44 Natural drainage patterns (or to the extent required, new None. A stormwater pond is in place on the parcel to the None. drainage patterns) should be incorporated into the finished site north of the Bojangle's site. to the extent possible. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The appearance, treatment and coordination of the head wall and manhole 2. The extended travelway and retaining walls: extent of planting required along the travelway and along the walls Staff offers the following comments on the proposal: Staff recommends approval with the following conditions: 1. Provide a sample of the retaining wall block for review. 2. Indicate on the lighting plan that the wall packs will have a bronze finish 3. Revise the planting size of the Inkberry holly and Prague viburnum to 24" minimum. 4. Without reducing legibility of the plan, include notes on the plan to identify the easements that allow planting on the adjacent parcels. 5. Provide plants between the retaining walls and at the bottom of the lower wall to soften the appearance and break up the length. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Revision Date 1 of 11 Cover Sheet 6-30-16 C2 Proffers and General Notes 6-30-16 C3 I Existing Conditions 6-30-16 C4 Site Plan 6-30-16 C5 Utility Plan and Grading Plan 6-30-16 C6 Site & Utility Details 6-30-16 C7 Landscaping Plan 6-30-16 C8 1 Offsite Landscaping Plan 6-30-16 C9 Lighting Plan 6-30-16 C10 Site Details & Storm Profiles 6-30-16 C11 Site Details 6-30-16 10