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HomeMy WebLinkAboutARB201600101 Staff Report 2016-09-12ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB -2016-101: Northtown Center 2B Review Type Preliminary review of a site plan and building design Parcel Identification 04500000011000 and 045000000111CO Location East of Seminole Trail at Gander Drive, north and east of the Gander Mountain store Zoned Highway Commercial (HC)/Entrance Corridor (EC) Owner/Applicant First Gold Leaf Land Trust/Collins Engineering (Scott Collins) Magisterial District Rio Proposal To construct the next phase of the shopping center development. Context The proposed buildings are part of the Northtown Center development, which includes the Gander Mountain store and the Union Bank. The Rivanna Plaza shopping center and Lowe's are located across Rt. 29 to the west. Additional commercial development is located immediately south along Rt. 29. The Carrsbrook and Woodbrook residential developments are located to the north, east and southeast. Visibility The proposed buildings will be readily visible from the Rt. 29 Entrance Corridor. ARB Meeting Date September 19, 2016 Staff Contact Margaret Maliszewski PROJECT HISTORY The original proposals for the overall development of Northtown Center were reviewed by the ARB in 2004 through 2006. Relevant ARB applications include ARB -2004-64, ARB -2005-02, ARB -2005-112 and ARB -2006-34. The earlier applications included recommendations on the requests for Special Use Permits. Review of the three buildings at the northern end of the development continued in 2007-08 with ARB -2007-10. The Gander Mountain store was reviewed in 2012 and 2013 (ARB -2012-148 and ARB -2013-08) with a Certificate of Appropriateness issued on April 17, 2013. In 2014 a proposal to establish a Sonic restaurant was reviewed by the ARB (ARB -2014-59) and a minor amendment related to the retaining walls around the wetlands (ARB -2014-48) was reviewed by staff. ANALYSIS NOTE: This analysis references the proposed buildings by number (1-4). See Attachment A for a plan that identifies the building numbers. REF GUIDELINE ISSUE RECOMMENDATION 1 The goal of the regulation of the design of development The proposed buildings are illustrated in several Provide elevation within the designated Entrance Corridors is to insure that color perspective renderings. Historic drawings drawn at a new development within the corridors reflects the architecture of the area is not strongly reflected standard architectural traditional architecture of the area. Therefore, it is the in the building design. Proposed buildings are scale for review. Identify purpose of ARB review and of these Guidelines, that composed of a series of simple blocks with proposed materials and proposed development within the designated Entrance clean lines. The blocks vary in height, colors on the drawings. Corridors reflect elements of design characteristic of the projection, and material. Most are accented with significant historical landmarks, buildings, and structures canopies. Some are detailed with alternating Provide material samples of the Charlottesville and Albemarle area, and to promote brick courses. The building forms recall the for review. orderly and attractive development within these corridors. historic form of adjacent storefronts in an urban Applicants should note that replication of historic structures block. The massing is reminiscent of the Provide additional is neither required nor desired. approved design for the Chick-fil-A at Pantops. information to clarify how the bright yellow 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites Proposed materials include brick, stone, siding fagade is consistent with as ensembles of buildings, land, and vegetation. In order and stucco, and these materials do reflect the overall development, to accomplish the integration of buildings, land, and materials used historically in the area. Brick, or revise the color to vegetation characteristic of these sites, the Guidelines stone and stucco are used in the Gander achieve greater require attention to four primary factors: compatibility Mountain building, and brick is used in the consistency. with significant historic sites in the area; the character of Union Bank. Material samples have not yet the Entrance Corridor; site development and layout; and been submitted for review, but proposed colors landscaping. are represented generally as earth tones and neutral, with the exception of one storefront that 3 New structures and substantial additions to existing structures should respect the traditions of the architecture is shown with a bright yellow fagade, that is of historically significant buildings in the Charlottesville inconsistent with the other colors. 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. 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. 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. 5 It is also an important objective of the Guidelines to Vertical building dimensions have not been Provide for review establish a pattern of compatible architectural provided, but the proposed buildings appear to elevation drawings drawn characteristics throughout the Entrance Corridor in order have human scale, which is supported by the to a standard architectural to achieve unity and coherence. Building designs should breaking down of the mass into multiple blocks, scale. demonstrate sensitivity to other nearby structures within variation in heights, the use of textured the Entrance Corridor. Where a designated corridor is materials, and the use of canopies, projections substantially developed, these Guidelines require striking and recesses. The buildings appear to be in scale a careful balance between harmonizing new development with the Union Bank building and considerably with the existing character of the corridor and achieving smaller than the Gander Mountain building. 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. 13 Any appearance of "blankness" resulting from building Blankness does not appear to be an issue with Provide for review the design should be relieved using design detail or the building elevations that have been rear elevation of Building vegetation, or both. illustrated. Some visibility of the rear elevation 3 and the west elevation of Building 3 and the west elevation of Building of Building 1. 1 may be available from the EC. Elevation drawings will be needed to determine if these walls have an appropriate appearance for the EC. 14 Arcades, colonnades, or other architectural connecting Colonnades do not physically connect the None. devices should be used to unify groups of buildings within various buildings, but other architectural a development. elements are used consistently throughout the proposed buildings and the repetition of these elements should help unify the development. 15 Trademark buildings and related features should be The proposal does not include trademark None. modified to meet the requirements of the Guidelines. designs. 16 Window glass in the Entrance Corridors should not be It is not entirely clear from the renderings what Provide elevation highly tinted or highly reflective. Window glass in the type of glass is used for the windows in drawings drawn at a Entrance Corridors should meet the following criteria: Building 4. Some of the images suggest that standard architectural Visible light transmittance (VLT) shall not drop below some of the windows visible from the EC might scale for review. Identify 40%. Visible light reflectance (VLR) shall not exceed not be transparent. proposed glass types on 30%. Specifications on the proposed window glass should the drawings. be submitted with the application for final review. Include the standard window glass note on the architectural drawings and provide a glass sample(s) and specs for review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated Dumpsters are proposed southeast of Building 4 Show and label all drive - into the overall plan of development and shall, to the and Building 2. Approved shrubs shown in the thru related elements on extent possible, be compatible with the building designs stormwater management area should help screen the site plan. Provide used on the site. the Building 4 dumpster from view. The Building 2 dumpster is not expected to have an details for review. 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate sitin , impact due to the distance from the street. Provide a roof plan and these features will still have a negative visual impact on the elevations showing Entrance Corridor street, screening should be provided to A drive-thru window is proposed on the west rooftop equipment eliminate visibility. a. Loading areas, b. Service areas, c. elevation of Building 4. The drive-thru lane runs locations and sizes. Refuse areas, d. Storage areas, e. Mechanical equipment, along the north and west sides of the building, Ensure that equipment is f. Above -ground utilities, and g. Chain link fence, barbed exiting in the travelway between parking rows not visible from the EC. wire, razor wire, and similar security fencing devices. on the south side of the building. The menu board is shown on the north side of the building. Details are needed on the drive-thru related elements (menu boards, etc.) to determine appropriateness for the EC. It is anticipated that rooftop mechanical equipment will be proposed and that parapet walls will be used to screen the equipment from view. Equipment locations should be provided on roof plans and elevation drawings to confirm the lack of visibility. 19 Screening devices should be compatible with the design of A dumpster screen detail is needed. Include a dumpster screen the buildings and surrounding natural vegetation and may detail in the plan. The consist of: a. Walls, b. Plantings, and c. Fencing. dumpster screen at Building 4 should be compatible with the materials of Building 4. 20 Surface runoff structures and detention ponds should be The proposed development will tie into the None. designed to fit into the natural topography to avoid the need existing stormwater system. 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. Add the standard architectural plan: "Visibility of all mechanical equipment mechanical equipment from the Entrance Corridor shall be eliminated." note to the site and architectural drawings. Lighting Lighting information has not yet been provided Provide a lighting plan for review. Parking lot pole lights should be for review. Ensure consistent in appearance with existing pole compatibility of new pole lights to support a unified development. lights with existing ones. Landscaping 7 The requirements of the Guidelines regarding landscaping Willow oaks at 3'/2" caliper are spaced 35' on are intended to reflect the landscaping characteristic of center along the Rt. 29 frontage at Building 4. many of the area's significant historic sites which is Yoshino cherry trees are interspersed in this characterized by large shade trees and lawns. Landscaping area. Alternating groups of abelia and dwarf should promote visual order within the Entrance Corridor Burford holly are also provided. This planting and help to integrate buildings into the existing is compatible with the approved landscaping environment of the corridor. along the EC frontage of the Gander parking lot, which includes Pin Oaks, Yoshino cherry trees, 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that abelia and Chinese holly. share similar 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'/2 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: One additional tree is needed east of Building 4 Add one large tree, 2'/2" a. Large trees should be planted parallel to all interior along Gander Drive to meet the guidelines. caliper at planting, east of roads. Such trees should be at least 2%2 inches caliper Building 4 along Gander (measured six inches above the ground) and should be of a Drive. plant species common to the area. Such trees should be located at least every 40 feet on center. 34 Landscaping along interior pedestrian ways: Sidewalks are located along some of the None. a. Medium trees should be planted parallel to all interior building elevations, and along some parking lot pedestrian ways. Such trees should be at least 2'/2 inches perimeters, but not through open areas where caliper (measured six inches above the ground) and should trees would be needed. be of a species common to the area. Such trees should be located at least every 25 feet on center. 35 Landscaping of parking areas: The Building 4 parking lot is short three trees at Revise the landscape plan a. Large trees should align the perimeter of parking areas, the interior of the parking lot and one perimeter to add three interior trees located 40 feet on center. Trees should be planted in the tree on the north side. There is extremely in the Building 4 parking interior of parking areas at the rate of one tree for every 10 limited planting area on the north side of the lot, to add one perimeter parking spaces provided and should be evenly distributed building. This planting area should be increased tree on the north side of throughout the interior of the parking area. to support the health of the trees. the Building 4 Parking b. Trees required by the preceding paragraph should lot, and to make all measure 2'/2 inches caliper (measured six inches above the The parking area provided for the three other interior parking lot trees ground); should be evenly spaced; and should be of a buildings has the correct quantity of interior large trees. species common to the area. Such trees should be planted trees, but some are not specified as large trees. in planters or medians sufficiently large to maintain the Increase the depth of the health of the tree and shall be protected by curbing. planting area on the north c. Shrubs should be provided as necessary to minimize the side of the Building 4 parking area's impact on Entrance Corridor streets. Shrubs parking lot. should measure 24 inches in height. 36 Landscaping of buildings and other structures: None of the proposed buildings are particularly None. a. Trees or other vegetation should be planted along the long, so additional trees are not needed for that front of long buildings as necessary to soften the purpose. appearance of exterior walls. The spacing, size, and type of such trees or vegetation should be determined by the Shrubs are provided along the EC frontage of length, height, and blankness of such walls. Building 4 and along the north and west sides of b. Shrubs should be used to integrate the site, buildings, the drive-thru lane. 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: The proposed species are found on the various None. a. Plant species required should be as approved by the lists. 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: 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 lant." Development paftern 6 Site development should be sensitive to the existing The site layout has been revised from the Provide a connection natural landscape and should contribute to the creation of previously approved plan. Previously, long from the sidewalk on Rt. an organized development plan. This may be narrow buildings were located around the 29 into the development. accomplished, to the extent practical, by preserving the perimeter of the site. This layout began to trees and rolling terrain typical of the area; planting new change with the approval of the Gander trees along streets and pedestrian ways and choosing Mountain plan, whose building has a much species that reflect native forest elements; insuring that larger footprint than was shown in the original any grading will blend into the surrounding topography layout. Buildings in the current proposal are thereby creating a continuous landscape; preserving, to the squarer in form and they exhibit a more extent practical, existing significant river and stream compact layout than in the previous plan. valleys which may be located on the site and integrating these features into the design of surrounding development; The road pattern appears organized. All the and limiting the building mass and height to a scale that proposed buildings are oriented parallel to the does not overpower the natural settings of the site, or the EC street, but the building fronts don't face the Entrance Corridor. street. A sidewalk runs along Rt. 29, but it does not appear to connect into the development. No 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within views are expected to be impacted by the the corridor should be as follows: proposal. 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 Most of the site has already been graded and None. site to surrounding conditions by limiting the use of significant retaining walls are used throughout. retaining walls and by shaping the terrain through the use of The retaining wall on the southern perimeter smooth, rounded land forms that blend with the existing extends behind Building 1. A wall is also terrain. Steep cut or fill sections are generally unacceptable. proposed on the south side of the parking lot at Proposed contours on the grading plan shall be rounded with Building 4. 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 A few trees to remain are shown on the south None. drip line of any trees or other existing features designated side of the development. 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 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 The proposed development will tie into the None. drainage patterns) should be incorporated into the finished existing stormwater system. site to the extent possible. Staff recommends the following as the primary points of discussion: 1. The general design of the proposed buildings, compatibility with the historic architecture of the county and compatibility with the surroundings 2. The appropriateness of the design of Building 4 with its drive-thru related elements 3. Proposed material selections Staff offers the following comments on the preliminary design: 1. Provide elevation drawings, including the rear elevation of Building 3 and the west elevation of Building 1, drawn at a standard architectural scale for review. Identify proposed materials, colors and glass types on the drawings. 2. Provide material samples for review. 3. Provide additional information to clarify how the bright yellow fagade is consistent with the overall development, or revise the color to achieve greater consistency. 4. Include the standard window glass note on the architectural drawings and provide a glass sample(s) and specs for review. "Visible light transmittance (VLT) shall not drop below 40%. Visible light reflectance (VLR) shall not exceed 30%." 5. Show and label all drive-thru related elements on the site plan. Provide details for review. 6. Provide a roof plan and elevations showing rooftop equipment locations and sizes. Ensure that equipment is not visible from the EC. 7. Include a dumpster screen detail in the plan. The dumpster screen at Building 4 should be compatible with the materials of Building 4. 8. Add the standard mechanical equipment note to the site and architectural drawings: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 9. Provide a lighting plan for review. Ensure compatibility of new pole lights with existing ones. 10. Add one large tree, 2'/z" caliper at planting, east of Building 4 along Gander Drive. 11. Revise the landscape plan to add three interior trees in the Building 4 parking lot, to add one perimeter tree on the north side of the Building 4 parking lot, and to make all interior parking lot trees large trees. 12. Increase the depth of the planting area on the north side of the Building 4 parking lot. 13. Provide a connection from the sidewalk on Rt. 29 into the development. 10 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawin Date/Revision Date 1 Cover sheet 8/8/16 2 Existing Conditions 8/8/16 3 Site Plan 8/8/16 4 Landscape Plan 8/8/16 5 Site Sections 8/8/16 - Project information: Site context/description, Typical strip configuration, Views from/relation to Rt. 29, Changing views/Dynamic experience, Hierarchy of spaces, Activating tertiary spaces, Pedestrian experience (2), Material palette - - Architectural renderings/perspectives 19 - 11 NORTHTOWN CONCEPT PLAN ® COLLINS ENGINEERING RONTAGE �,.._ ,.•�r - '�y , �, V WS FROM 29 I .,�;�-�"__-t- , :', „•.•.:•• `.� 1111 Ill I I�I.�" '� \• oI \ i A ��_ 1 _Lj 1 � , ;A i' .; 1 ;.. _., .. ..__.i i �.msi .:`III �• _ II 1 — up _ • • • • • • • • • • • • • • • • • • • • • •