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HomeMy WebLinkAboutARB201600155 Staff Report 2017-01-10ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2016-155: LL Bean at Stonefield Review Type Amendment to a Certificate of Appropriateness and Advisory Review Parcel Identification 061WO0300019AO Location 2035 Bond Street in the Stonefield Town Center Zoned Neighborhood Model District (NMD)/Entrance Corridor (EC) Owner/Applicant Albemarle Place EAAP LLC/Bill Tomala Magisterial District Jack Jouett The applicant proposes to renovate the exterior of the Blue Ridge Mountain Sports tenant space to accommodate an Proposal LL Bean store. The renovation includes the installation of four wall -mounted kayaks on the Rt. 29 building elevation, which constitutes outdoor display and requires a Special Use Permit. The renovation also includes: the removal of the two wall trellises and associated vines on the Rt. 29 building elevation; the painting of columns, trim/flashing, and portions of the stucco bays dark gray; the addition of wooden trellises, built around canopies currently installed over windows and extended along the north and south elevations; the installation of green metal board -and -batten style siding on portions of the north, east and south elevations; the installation of wall lights over the display kayaks, over new wall signs on the north, east and south elevations, and under the wood trellises; and revision of some windows to eliminate transparency. These changes require an amendment to the Certificate of Appropriateness and a building permit. Context The work is proposed for a prominent corner at the main entrance into the Stonefield Town Center from the Rt. 29 Entrance Corridor. The immediate context is that of the shopping center. A mix of commercial, residential and industrial uses are located nearby. Visibility The proposed changes will be readily visible from the Entrance Corridors. ARB Meeting Date January 17, 2017 Staff Contact Margaret Maliszewski PROJECT HISTORY The site plan for Phase 1 of the Stonefield development received a Certificate of Appropriateness on December 16, 2011. The tenant space that is the subject of this review was previously occupied by Blue Ridge Mountain Sports. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION 1 The goal of the regulation of the design of development The original design of this building (and Move the outdoor display within the designated Entrance Corridors is to insure that most of the buildings in the center) was to the Bond Street new development within the corridors reflects the based on a series of bays that were broken elevation, just west of the traditional architecture of the area. Therefore, it is the down with pilasters, the use of color, and the store entrance. Should the purpose of ARB review and of these Guidelines, that addition of metal trellises, some intended for ARB choose to proposed development within the designated Entrance growing vines. This proposal would replace recommend approval of Corridors reflect elements of design characteristic of the the metal trellises on the Rt. 29 Entrance the display on the Rt. 29 significant historical landmarks, buildings, and structures Corridor elevation with wood trellises to elevation, staff of the Charlottesville and Albemarle area, and to promote which kayaks would be bolted. The metal recommends that the orderly and attractive development within these corridors. trellises were intended as architectural color of the kayaks be Applicants should note that replication of historic structures features to help relieve blankness. Although limited to one that is is neither required nor desired. the proposed wooden trellises are similar, the addition of kayaks takes the feature out of significantly more restrained than the one 3 New structures and substantial additions to existing structures should respect the traditions of the architecture the architectural realm and moves it into the illustrated, and one that is of historically significant buildings in the Charlottesville world of corporate branding and advertising. more consistent with the and Albemarle area. Photographs of historic buildings in This proposed display is not appropriate approved building colors. the area, as well as drawings of architectural features, because the kayaks are taking the place of which provide important examples of this tradition are architectural elements on a prominent Eliminate the green metal contained in Appendix A. elevation, and they will diminish the visual cohesiveness of the shopping center rather siding from the stone wall on the Rt. 29 facing 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility than enhance the integration of the building elevation. Should the with the area's historic structures is not intended to with the surrounding land and vegetation ARB determine that the impose a rigid design solution for new development. along the corridor. Furthermore, this type of green metal siding is Replication of the design of the important historic sites in display could set an undesirable precedent in acceptable in this the area is neither intended nor desired. The Guideline's which other businesses request similar wall- location, it is standard of compatibility can be met through building mounted displays (tires for an auto store, recommended that the scale, materials, and forms which may be embodied in toys for a toy store, paint cans for a paint size of the metal panel be architecture which is contemporary as well as traditional. store). Attaching merchandise to the building reduced to maintain the The Guidelines allow individuality in design to diminishes compatibility, cohesiveness and stone as the primary accommodate varying tastes as well as special functional connection to historic architecture. material. requirements. A more appropriate location for the display is on the Bond Street elevation, just west of the Structure design 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites store entrance. The proposed display is more as ensembles of buildings, land, and vegetation. In order consistent with the treatment of Bond Street to accomplish the integration of buildings, land, and elevations where the ARB agreed to reduced vegetation characteristic of these sites, the Guidelines oversight on signage and relaxed application require attention to four primary factors: compatibility of guidelines as visibility is reduced with a with significant historic sites in the area; the character of narrower view window and with greater the Entrance Corridor; site development and layout; and distance from the EC. The illustrated neon landscaping. green color of the kayaks would not be appropriate for the Rt. 29 side of the 5 It is also an important objective of the Guidelines to establish a pattern of compatible architectural building, but would be acceptable west of the characteristics throughout the Entrance Corridor in order entrance on Bond Street. to achieve unity and coherence. Building designs should demonstrate sensitivity to other nearby structures within None of the proposed changes will increase the Entrance Corridor. Where a designated corridor is the compatibility of the existing building substantially developed, these Guidelines require striking with the historic architecture of the area. The a careful balance between harmonizing new development changes would, however, increase the with the existing character of the corridor and achieving connection to the company's branding compatibility with the significant historic sites in the area. standard. The changes are also expected to reduce the compatibility of the building with 9 Building forms and features, including roofs, windows, doors, materials, colors and textures should be compatible the rest of the shopping center. The dark gray with the forms and features of the significant historic paint is a stark contrast to the white and light buildings in the area, exemplified by (but not limited to) gray colors that predominate in the center. the buildings described in Appendix A [of the design The green metal siding is also a dark color guidelines]. The standard of compatibility can be met that contrasts with the light shades of the through scale, materials, and forms which may be surrounding context. However, on the north embodied in architecture which is contemporary as well as and south elevations, the metal is contained traditional. The replication of important historic sites in in a limited area and is either viewed at a Albemarle County is not the objective of these guidelines. sufficient distance or has otherwise reduced visibility such that impacts are mitigated. On 10 Buildings should relate to their site and the surrounding context of buildings. the east elevation facing the Rt. 29 Entrance Corridor, the green metal covers a significant 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a amount of stone. Stone is a primary material cohesive whole. used to mark the entrances and prominent corners of this development. Covering the stone on the Rt. 29-facing elevation is not appropriate because it reduces the visual cohesiveness of the development to emphasize trademark elements. In addition, the bottom of the metal siding does not align with an architectural element, resulting in an uncoordinated appearance. An alternative might be to incorporate metal panels within some of the stucco bays. The new wood canopies do appear coordinated with the building, its materials and colors. 11 The overall design of buildings should have human scale. The perceived scale of the building is not None. Scale should be integral to the building and site design. ex ected to change with this proposal. 13 Any appearance of "blankness" resulting from building The proposal includes a change to the glass Revise the design to design should be relieved using design detail or in two windows that fall in the new dressing allow the window on the vegetation, or both. room area and in the footwear storage area. Those windows would be etched for a frosted Rt. 29 facing elevation to remain transparent glass. 16 Window glass in the Entrance Corridors should not be highly tinted or highly reflective. Window glass in the appearance to eliminate visibility through the Entrance Corridors should meet the following criteria: glass. One of the windows faces the EC; one Visible light transmittance (VLT) shall not drop below faces the parking lot on the south side. (This 40%. Visible light reflectance (VLR) shall not exceed location on the south side has been updated 30%. Specifications on the proposed window glass should since the ARB submittal was distributed.) be submitted with the application for final review. This change will increase the appearance of blankness in the building. Maintaining clear views through the windows is important, particularly for the EC -facing window. The parking lot -facing window would have less impact. 14 Arcades, colonnades, or other architectural connecting The wood canopy will help visually connect None. devices should be used to unify groups of buildings within the building elevations. a development. 15 Trademark buildings and related features should be This proposal is an effort to adapt corporate See other recommen- modified to meet the requirements of the Guidelines. branding elements to an existing building. dations in this report. Accessory structures and equipment 17 Accessory structures and equipment should be integrated No changes to accessory structures or Confirm that no changes into the overall plan of development and shall, to the equipment have been illustrated. to accessory structures or extent possible, be compatible with the building designs equipment are proposed. used on the site. 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 Entrance Corridor street, screening should be provided to eliminate visibility. a. Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical equipment, f. Above -ground utilities, and g. Chain link fence, barbed 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 features are None. designed to fit into the natural topography to avoid the need proposed. for screening. When visible from the Entrance Corridor street, these features must be fully integrated into the landscape. They should not have the appearance of engineered features. 21 The following note should be added to the site plan and the The note is needed on the plans. Add the standard architectural plan: "Visibility of all mechanical equipment mechanical equipment from the Entrance Corridor shall be eliminated." note to the plans. Lighting 22 Light should be contained on the site and not spill over Excessive spillover is not indicated on the None. onto adjacent properties or streets; plans. 23 Light should be shielded, recessed or flush -mounted to All proposed fixtures are full cutoff fixtures. None. eliminate glare. All fixtures with lamps emitting 3000 lumens or more must be full cutoff fixtures. 24 Light levels exceeding 30 footcandles are not appropriate Illumination levels reach 21.5 fc. For Revise the lighting design for display lots in the Entrance Corridors. Lower light consistency in the ECs, illumination should to not exceed 20 fc at the levels will apply to most other uses in the Entrance not exceed 20 fc. ground. Corridors. 25 Light should have the appearance of white light with a Two of the proposed fixtures use LED None. warm soft glow; however, a consistent appearance lamps; one uses incandescent lamps. A mix throughout a site or development is required. of LED, incandescent and metal halide lamps Consequently, if existing lamps that emit non -white light were approved for the original development. are to remain, new lamps may be required to match them. 26 Dark brown, dark bronze, or black are appropriate colors The pendant fixtures have a weathered rust None. for free-standing pole mounted light fixtures in the finish, which is expected to appear Entrance Corridors. coordinated with the development. The sconce finish is not identified, but it is a single fixture and is not expected to have significant visual impact. 27 The height and scale of freestanding, pole -mounted light No new pole lights are proposed. None. 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. 28 In determining the appropriateness of lighting fixtures for Pendant fixtures are proposed over the wall None. the Entrance Corridors, the individual context of the site signs and over the kayak display. Light will be taken into consideration on a case by case basis. levels at the display reach 2.7 fc. 29 The following note should be included on the lighting The note is needed on the plans. 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." Guidelines for the Use of Decorative Landscape Lighting No such lighting is proposed. None. 7/8/3 Landscaping No new landscaping is proposed to be added None. 2/35/ along the ECs, interior roads, pedestrian 37/38 ways, or parking areas. 36 Landscaping of buildings and other structures: Vines would be removed from two bays on See recommendations at a. Trees or other vegetation should be planted along the the EC -facing elevation to accommodate the #2. front of long buildings as necessary to soften the kayak display. appearance of exterior 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. 6/39/ 40 Development Pattern, Site Grading No changes to site layout, grading, stormwater or tree preservation are proposed. None. SIGNS Three signs are proposed. The signs are Note that a separate sign composed of individual letters with white application will be faces. In 2011 the ARB determined that town needed. center signs facing Bond Street would not be subject to ARB review/approval. 1.10OFlu/:1:A103ati00117UlUI04017NILOW Staff recommends the following as the primary points of discussion: 1. The appropriateness of kayaks mounted on the Rt. 29 building elevation for display 2. The color of the kayaks on display 3. Repainting portions of the building darker gray 4. Eliminating the transparency of two windows 5. Covering most of the stone on the Rt. 29 elevation with green metal Regarding the Special Use Permit request: Staff recommends that the ARB forward the following recommendation to the Planning Commission: The ARB cannot support the request for the Special Use Permit for outdoor display as illustrated because it does not meet the Entrance Corridor Design Guidelines, in particular #5, 9, 10, and 12. The ARB can support the outdoor display if relocated to the Bond Street elevation, west of the store entrance. Staff offers the following comments on the proposed architectural changes: 1. Move the outdoor display to the Bond Street elevation, just west of the store entrance. Should the ARB choose to recommend approval of the display on the Rt. 29 elevation, staff recommends that the color of the kayaks be limited to one that is significantly more restrained than the one illustrated, and one that is more consistent with the approved building colors. 2. 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. 3. Revise the lighting design to not exceed 20 fc at the ground. 4. Add the standard mechanical equipment note to the plans: Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated. 5. Confirm that no changes to accessory structures or equipment are proposed. 6. Revise the design to allow the window on the Rt. 29 facing elevation to remain transparent glass. 7. Eliminate the green metal siding from the stone wall on the Rt. 29 facing elevation. Should the ARB determine that the green metal siding is acceptable in this location, it is recommended that the size of the metal panel be reduced to maintain the stone as the primary material. 8. Note that a separate sign application will be needed. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawin Date/Revision Date - Architectural Cover Sheet - A111 Site Plan (Conceptual Site Plan) 12-02-2016 A311 Floor Plan 12-02-2016 A201 Exterior Elevations 12-02-2016 - Front Elevation - Color Rendering 12-02-2016 - Perspective Renderings — Color 11 pages) 12-02-2016 - Existing Views (Photos - 5 pages) 12-02-2016 - Comparable Installations (Photos — 5 pages) 12-02-2016 - Lighting Information (10 pages) -