HomeMy WebLinkAboutARB201900007 Staff Report 2019-03-06ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2019-07: Pantops Corner Final Site Development Plan
Review Type
Final Site Development Plan
Parcel Identification
078000000005A0, 078000000005130, 078000000005G1
Location
On the north side of Richmond Road (Rt. 250 east) across from People Place
Zoned
Highway Commercial (HC)/Entrance Corridor (EC)
Owner/Applicant
Pantops Corner LC/Shimp Engineering (Justin Shimp)
Magisterial District
Rivanna
Proposal
To construct a 5-story hotel with associated site improvements.
Context
The site of the proposed development is surrounded by a mix of retail, office and residential development.
Visibility
The hotel will be visible from both the Rt. 250 and Rt. 20 Entrance Corridors.
ARB Meeting Date
March 4, 2019
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
DATE
APPLICATION/REVIEW TYPE
RESULT
July 2, 2018
Initial Site Plan
ARB recommended that 4 conditions be resolved prior to Initial Plan approval.
July 17, 2018
Work Session
Work session held to discuss visibility and orientation of the hotel relative to the Rt. 20 EC. Comments were provided.
Aug. 6, 2018
Work Session
Work session held to discuss issues identified at July 17 meeting. ARB recommended approval of the initial site plan, with conditions to be
resolved with the final plan.
REF
GUIDELINE
AUGUST 2018 ISSUE
AUGUST 2018
CURRENT ISSUE
CURRENT
RECOMMENDATION
RECOMMENDATION
Structure design
1
The goal of the regulation of the design of
Two options are illustrated for the building
The stepped gables of
Stepped gables are no longer proposed.
Revise the white picket
development within the designated Entrance
design. In both designs, the building is 5
Option 2 are not
hand rail for greater
Corridors is to insure that new development
stories tall with a single bay, three-story
appropriate for the EC.
The design has been simplified at the
consistency with the
within the corridors reflects the traditional
wing on the west elevation, that is provided
corner towers; the towers are now treated
immediate setting.
architecture of the area. Therefore, it is the
to meet the stepback requirement. (For each
Revise the corner towers
with a single material for their full height.
Include a detail(s) in the
purpose of ARB review and of these
story that begins above 40' in height, or for
of Option 1 so that they
This change helps project more of a
site plan for all hand rails.
Guidelines, that proposed development within
each story above the third story, whichever is
appear more fully as
"tower" image.
the designated Entrance Corridors reflect
less, the minimum stepback shall be 15'.)
towers or eliminate them.
Coordinate the drawings
elements of design characteristic of the
Both options have: 1) an off -center, 4-bay,
All but the top floor of the entrance bay is
with submitted EIFS
significant historical landmarks, buildings,
brick -framed, EIFS-faced entrance element
Revise the EIFS material
now faced with brick. The brick facing
material samples.
and structures of the Charlottesville and
that projects forward from the main building
and detailing of the
steps up from 2 to 3 stories at the bays
Albemarle area, and to promote orderly and
wall; 2) north and south elevations with
entrance bay to better
flanking the entrance, and up to 4 stories in
Clarify the discrepancy
attractive development within these corridors.
brick -faced walls at the three lower stories
reflect the importance of
the entrance bay. A coping has been added
between the illustrated
Applicants should note that replication of
and EIFS walls above; 3) side elevations
the entrance function.
at the 4' story. The entrance bay frame is
brick and the submitted
historic structures is neither required nor
with brick -faced walls at the lower 2 stories
also faced in brick.
brick sample. Clarify how
desired.
and EIFS walls above; and 4) a fenced patio
on the north side and a porte cochere with an
Note on the elevation
drawings that the vents at
A note on the elevations sheet states that
the illustrated brick will
have an appropriate
2
Visitors to the significant historical sites in the
Charlottesville and Albemarle area experience
angled roof supported by stone -faced
the windows will be
all vents will match the color of the
appearance for the EC.
these sites as ensembles of buildings, land,
columns on the south side.
colored to match the
adjacent wall surface.
and vegetation. In order to accomplish the
adjacent wall surface.
Include the wood product
integration of buildings, land, and vegetation
The primary difference in the designs is that
A flat roof is now proposed, so no shingles
in the materials list on the
characteristic of these sites, the Guidelines
Option 1 has a hipped roof with rectangular
Refine and simplify the
will be used.
architectural drawings
require attention to four primary factors:
tower -like elements at the building corners,
hotel design to establish
and provide a sample.
compatibility with significant historic sites in
extending up from the third story, and Option
greater coordination of
The three-story end wing is now faced with
the area; the character of the Entrance
2 transforms the towers into oversized
architectural elements
brick at all three stories. No windows have
Corridor; site development and layout; and
stepped gables at the ends of the building. In
throughout.
been added since the 8/6/2018 work
landscaping.
both cases the roof has a deep overhang on
the north and south elevations.
Clarify the proposed
session, but a soldier course, a wall recess,
and a second story cap at the piers have
3
New structures and substantial additions to
existing structures should respect the
shingle color and note it
been added. A canopy over the first story
traditions of the architecture of historically
The various elements of the design and the
consistently throughout
windows, a hand rail, and two retaining
significant buildings in the Charlottesville and
materials and colors contribute to a "busy"
the drawings.
walls provide some relief at the base. The
Albemarle area. Photographs of historic
and uncoordinated appearance. The stepped
illustrated hand rail resembles a white
buildings in the area, as well as drawings of
gable doesn't have a strong local precedent,
The three-story end wing
picket fence, which appears inconsistent
architectural features, which provide
appears overscaled, and further contributes to
lacks detail and scale, and
with the setting.
important examples of this tradition are
the lack of coordination.
needs additional
contained in Appendix A.
The brick proposed for the base of the
fenestration or patterning.
Extending the brick to the
The proposed brick is a thin brick with a
Tabs II support system. A sample has been
4
The examples contained in Appendix A
should be used as a guide for building design:
building is a tie to a traditional building
third floor of the end
provided. The brick includes 67% Grey
the standard of compatibility with the area's
material in the county, but overall the design
wing may resolve the
Blend Velour and 33% Manganese
historic structures is not intended to impose a
does not have a strong connection to the
issue.
Ironspot velour. The size of the majority of
rigid design solution for new development.
historic architecture of the area.
the thin brick is 11 5/8" x 3 5/8" x 5/8"
Replication of the design of the important
The center framed area
thick. 20% of the Manganese is proposed
historic sites in the area is neither intended
The architectural elevations note gray
has no proportion, needs
to be 1" thick (projecting forward from the
nor desired. The Guideline's standard of
dimensional shingles for the roof, the
infill. A solution may be
other brick). The brick sample does not
compatibility can be met through building
renderings show brown shingles.
continuing the brick up
appear to be represented accurately in the
scale, materials, and forms which may be
one story above the rest
color renderings. The illustrated brick
embodied in architecture which is
The addition of a three-story wing on the east
of the brick facing, inside
appears to include more color variation
contemporary as well as traditional. The
end of the building would balance the design
the arch, and topping the
than the submitted sample. The illustration
Guidelines allow individuality in design to
and make it more consistent with some
brick with coping.
shows significant patterning and texture,
accommodate varying tastes as well as special
historic precedents.
and a very prominent color variation. The
functional requirements.
The entrance bay of the hotel is emphasized
illustrated brick color, and the variation in
colors, is not typical in Albemarle's
9
Building forms and features, including roofs,
windows, doors, materials, colors and textures
by a brick surround, increased height, and a
traditional architecture, but might be
should be compatible with the forms and
projection out from the main wall of the
acceptable from the Rt. 250 EC given the
features of the significant historic buildings in
building. The material (EIFS) and apparent
570' distance from that corridor. (Distance
the area, exemplified by (but not limited to)
lack of texture and detail in the wall surface
from the Rt. 20 corridor ranges from 130'
the buildings described in Appendix A [of the
are not consistent with the importance of the
to 320'. The 3-story wing is visible from
design guidelines]. The standard of
entrance function.
Rt. 20.)
compatibility can be met through scale,
materials, and forms which may be embodied
Note that architectural elevations for
Samples of three shades of Dryvit (2 off -
in architecture which is contemporary as well
Building A were not submitted with the
white, 1 dark tan) were submitted for
as traditional. The replication of important
Initial Plan; however, staff recently met with
review. Two shades of EIFS are identified
historic sites in Albemarle County is not the
the applicant to view preliminary designs.
on the elevation drawings; the color names
objective of these guidelines.
Based on the materials and details
do not match the samples.
presented, staff recommended that the
applicant provide the elevations for a work
The wood product proposed for the
session level review with the ARB. These
canopies is not identified on the drawings.
drawings will be forwarded to the ARB as
soon as they are made available.
5
It is also an important objective of the
The proposed hotel will appear considerably
None at this time.
The August 2018 assessment of these
Coordinate all drawings
Guidelines to establish a pattern of compatible
larger (at approx. 210' x 65') and taller (at
guidelines is still accurate. The hotel will
with submitted material
architectural characteristics throughout the
approx. 74' tall) than the buildings on the
appear much larger than all nearby
samples/colors.
Entrance Corridor in order to achieve unity
adjacent properties (Goodwill, Malloy Ford,
buildings with the exception of the VNB
and coherence. Building designs should
Flow Auto) and will appear considerably
building. Some of the nearby parcels with
demonstrate sensitivity to other nearby
different in form, style and detail. The
existing one-story buildings may redevelop
structures within the Entrance Corridor.
building height is more consistent with the
in the near future, so consistency with
Where a designated corridor is substantially
Virginia National Bank building across Rt.
those existing buildings may be less
developed, these Guidelines require striking a
250 to the south. Future buildings in the
critical. The hotel design does not share
careful balance between harmonizing new
Pantops Corner development could be
any forms, features or scale with the Wawa
development with the existing character of the
designed to be compatible with the hotel.
convenience store and fuel pump canopy
corridor and achieving compatibility with the
Future buildings will also serve to limit
that are under review on the portion of the
significant historic sites in the area.
visibility of the hotel.
property located just south of the hotel site
adjacent to Rt. 250.
10
Buildings should relate to their site and the
surrounding context of buildings.
The colors of the submitted material
12
Architecture proposed within the Entrance
The proposed design incorporates a number
Refine and simplify the
Corridor should use forms, shapes, scale, and
of different forms, details, materials and
hotel design to establish
samples are compatible with each other.
materials to create a cohesive whole.
colors. A greater level of coordination among
greater coordination of
The combination of colors and the revised
these elements would establish more of a
architectural elements
distribution of brick help establish a more
cohesive whole.
throughout.
unified appearance. However, there are
discrepancies between the drawings and
the submitted samples.
11
The overall design of buildings should have
Details and treatments employed to help
None.
Details and treatments employed to help
None.
human scale. Scale should be integral to the
establish human scale include: material and
establish human scale include: material and
building and site design.
color changes, brick banding, and
color changes, brick banding, projections.
ro'ectionS.
13
Any appearance of "blankness" resulting from
In both hotel designs, blankness in the end
None.
The end elevations have minimal windows,
None.
building design should be relieved using
elevations is relieved by a single, central bay
but the elevations appear balanced and
design detail or vegetation, or both.
of windows and changes in materials and
material, color and height changes break
colors. It is anticipated that most of the
up the mass.
eastern elevation will not be visible from the
EC.
14
Arcades, colonnades, or other architectural
The nearest building to the hotel that is
None.
The site plan includes a single building, so
None.
connecting devices should be used to unify
proposed at this time is 500' away. No
connecting devices are not needed.
groups of buildings within a development.
connecting devices are provided.
15
Trademark buildings and related features
The proposed design is a Holiday Inn
See recommendations
The proposed design is a Holiday Inn
See recommendations
should be modified to meet the requirements
Express & Suites standard with some
above.
Express & Suites standard with revisions
above.
of the Guidelines.
revisions made in an attempt to address local
made to address ARB comments.
context and requirements.
16
Window glass in the Entrance Corridors should
Window glass is not addressed in this
Include the standard
The window glass note was added to the
None.
not be highly tinted or highly reflective.
submittal.
window glass note on the
elevation drawings.
Window glass in the Entrance Corridors
drawings and provide
should meet the following criteria: Visible
specs for review.
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 applicationfiorfinal review.
Accessory structures and equipment
17
Accessory structures and equipment should be
Dumpsters are proposed at the northeast
Add a dumpster detail to
A dumpster detail is included on sheet
None.
integrated into the overall plan of
corner of the site. Evergreen shrubs are
the site plan. Coordinate
C13. It shows a stone finish, which is
development and shall, to the extent possible,
proposed around the dumpster screen. Given
dumpster screening
expected to be compatible with the
be compatible with the building designs used
the location, if the dumpster screen material
materials with the
building materials. Some evergreen trees
on the site.
is coordinated with the building material, the
appearance is expected to be appropriate.
building materials.
and shrubs are provided around the
dumpsters.
18
The following should be located to eliminate
visibility from the Entrance Corridor street. If,
Confirm that mechanical
after appropriate siting, these features will still
Mechanical equipment for the hotel is
equipment for the hotel
Notes on the architectural elevations state
have a negative visual impact on the Entrance
expected to be located below the roof. Vents
will be screened by the
that the building parapet will screen
Corridor street, screening should be provided to
at individual rooms appear to be colored to
roof. Note this on the
rooftop mechanical units and that all vents
eliminate visibility. a. Loading areas, b.
coordinate with the adjacent wall material.
architectural drawings.
will match the color of the adjacent wall
Service areas, c. Refuse areas, d. Storage
surface.
areas, e. Mechanical equipment,
No information has been provided regarding
Note on the elevation
f. Above -ground utilities, and g. Chain link
equipment for Building A.
drawings that vents at the
Building A is no longer shown on the plan.
fence, barbed wire, razor wire, and similar
individual rooms will be
security fencing devices.
colored to coordinate
with the adjacent wall
19
Screening devices should be compatible with
the design of the buildings and surrounding
material.
natural vegetation and may consist of: a.
Walls, b. Plantings, and c. Fencing.
Show on the plan where
Building A mechanical
equipment is located.
21
The following note should be added to the site
The note does not appear on the drawings.
Add the standard
The mechanical equipment note has been
None.
plan and the architectural plan: "Visibility of
mechanical equipment
added to the architectural drawings and the
all mechanical equipment from the Entrance
note to the site and
site plan.
Corridor shall be eliminated."
architectural drawings.
Lighting
No lighting is proposed at this time. The roof
Include details in the
A note on the plan indicates that the
Correct the labels on the
of the port cochere is angled up and away
lighting plan to confirm
canopy fixtures will be inset in the canopy
lighting plan for the wall
from the building. This may allow the under-
that the under -canopy
to achieve the full cutoff condition.
fixtures: change the two
canopy light fixtures to produce glare and/or
light fixtures are full
"D" labels to "B".
emit light above the horizontal plane.
cutoff fixtures that do not
Cut sheets for the wall lights have been
produce glare.
included in the plan. The wall lights are the
"B" fixtures in the luminaire schedule;
Update the lighting plan
however, two of the wall fixtures are
to include information on
all proposed building
lights.
labeled "D" on the plan.
General Guidelines
22
Light should be contained on the site and not
Spillover does not exceed .5 fc.
None.
spill over onto adjacent properties or streets;
23
Light should be shielded, recessed or flush-
Proposed pole -mounted and wall -mounted
None.
mounted to eliminate glare. All fixtures with
fixtures are full cutoff. The structure of the
lamps emitting 3000 lumens or more must be
canopy will provide the cutoff function for
full cutoff fixtures.
the soffit fixtures.
24
Light levels exceeding 30 footcandles are not
The maximum light level is 12.3 fc.
None.
appropriate for 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
All fixtures are proposed with lamps with a
None.
light with a warm soft glow; however, a
4000K color temperature.
consistent appearance throughout a site or
development is required. Consequently, if
existing lamps that emit non -white light are to
remain, new lamps may be required to match
them.
26
Dark brown, dark bronze, or black are
Fixture finish has not been provided.
Provide on the lighting
appropriate colors for free-standing pole
plan information showing
mounted light fixtures in the Entrance
that the light fixtures will
Corridors.
have a consistent dark
brown, dark bronze or
black finish.
27
The height and scale of freestanding, pole-
A note on the plan states that fixture
None.
mounted light fixtures should be compatible
height, including the base, will not exceed
with the height and scale of the buildings and
20 fc.
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
Coordination will be enhanced if adjacent
None.
fixtures for the Entrance Corridors, the
parcels that will be developing in the near
individual context of the site will be taken
future use light fixtures consistent with
into consideration on a case by case basis.
those approved for this project.
29
The following note should be included on the
The note is included on the lighting plan.
None.
lighting plan: "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."
30-31
Guidelines for the Use of Decorative
-
-
No decorative landscape lighting is
None.
Landscape Lighting
ro osed.
Landscaping
7
The requirements of the Guidelines regarding
Rt. 250
Clearly show all utilities
The landscaping on the Rt. 250 frontage is
Continue the row of Rt.
landscaping are intended to reflect the
Large shade trees, 3'/2" caliper at planting,
and easements on the
now shown on the Wawa site plan.
20 EC trees along the
landscaping characteristic of many of the
are shown along the Rt. 250 frontage, spaced
utility and landscape
north retaining wall.
area's significant historic sites which is
35' on center with a gap in the planting
plans. Provide required
Grading and tree preservation conflicts
characterized by large shade trees and lawns.
where the entrance/exit is proposed.
planting free of utilities
along Rt. 20 have been resolved.
Reposition the water and
Landscaping should promote visual order
Ornamental trees are interspersed.
and easements.
sanitary lines to reserve
within the Entrance Corridor and help to
Large shade trees (tulip poplars) have been
planting area for future
integrate buildings into the existing
An existing water line is shown
A separate diagram of the
provided along the Rt. 20 side of the
EC street trees on Rt. 20,
environment of the corridor.
approximately 15' from the trunks of the
large trees. Site plans previously reviewed
frontage planting that
details the utility lines
northern parking area, approximately 35'
on center. The row of trees extends from
south of Pantops Corner
Way.
8
Continuity within the Entrance Corridor
should be obtained by planting different types
for this site showed two underground fiber
and easements in varying
Pantops Corner Way to the point where the
of plant materials that share similar
optic lines, a Centel easement, an overhead
colors would help clarify
northern retaining wall begins.
characteristics. Such common elements allow
power line, a power easement and a Service
the feasibility of the
for more flexibility in the design of structures
Authority easement in addition to the water
proposed planting.
Proposed block for the retaining walls is
because common landscape features will help
line.
Eagle Bay Diamond Pro segmental block;
to harmonize the appearance of development
Eliminate the conflicts
the proposed color is "James River". This
as seen from the street upon which the
Rt. 20
between proposed
block has been approved for other
Corridor is centered.
Substantial right-of-way (up to
approximately 60' in depth) exists between
grading and wooded area
to remain along Rt. 20.
developments in the ECs.
32
Landscaping along the frontage of Entrance
Corridor streets should include the following:
the property line and the edge of pavement
The extension of water and sanitary sewer
a. Large shade trees should be planted parallel
along Rt. 20. Some of the right-of-way is
Provide large shade trees,
lines from points just south of the Rt.
to the Entrance Corridor Street. Such trees
occupied by existing trees that are shown to
3'/2" caliper at planting,
20/Pantops Corner Way intersection will
should be at least 3%2 inches caliper (measured
remain. This wooded area ranges from 10' to
35' on center, along the
severely limit the planting of EC trees on
6 inches above the ground) and should be of a
30' deep. Grading is shown into the edges of
Rt. 20 side of the site.
parcel 78-5E in the future.
plant species common to the area. Such trees
the wooded area.
Intersperse ornamentals
should be located at least every 35 feet on
among the shade trees.
center.
The ground rises approximately 20' from Rt.
b. Flowering ornamental trees of a species
20 to the base of a proposed retaining wall
common to the area should be interspersed
that runs along a parking lot on the north side
among the trees required by the preceding
of the hotel. The wall varies in height from
paragraph. The ornamental trees need not
6' to 12'. A row of evergreen shrubs is
alternate one for one with the large shade trees.
shown along the parking lot side of the
They may be planted among the large shade
portion of the wall closest to Rt. 20. Only
trees in a less regular spacing pattern.
one perimeter parking lot tree is provided
c. In situations where appropriate, a three or
along 585 linear feet of retaining in this area.
four board fence or low stone wall, typical of
There is no landscape easement on the
the area, should align the frontage of the
wooded area in the right-of-way.
Entrance Corridor street.
Consequently, the standard EC frontage
d. An area of sufficient width to accommodate
planting should be provided.
the foregoing plantings and fencing should be
reserved parallel to the Entrance Corridor
South of the entrance on Rt. 20, there is a
street, and exclusive of road right-of-way and
much shorter length of frontage; it is without
utility easements.
trees. One tree is shown off -site in the right-
of-way at the intersection of Pantops Corner
Way with Rt. 20.
33
Landscaping along interior roads:
Large shade trees, 2'/2" caliper at planting,
None at this time.
Trees are shown along the interior road, at
Revise the planting size
a. Large trees should be planted parallel to all
are spaced 40' apart along the interior road.
approximately 40' spacing. However, they
of interior road trees to 2
interior roads. Such trees should be at least
are specified at 1 1/2" caliper, which is
1/2" caliper.
2'/z inches caliper (measured six inches above
smaller than the requirement.
the ground) and should be of a plant species
common to the area. Such trees should be
located at least every 40 feet on center.
34
Landscaping along interior pedestrian ways:
Trees are shown at 40' on center along the
Provide medium street
Most of the proposed sidewalks are
Consider adding trees
a. Medium trees should be planted parallel to
sidewalks that are located adjacent to interior
trees, spaced 25' on
adjacent to interior roads or travelways that
along the sidewalks at the
all interior pedestrian ways. Such trees should
roads which also require trees at 40'
center, parallel to the
have a 40' treespacing requirement. The
north, south and east
be at least 2'/2 inches caliper (measured six
spacing). A sidewalk surrounds the hotel, but
sidewalks at the hotel and
sidewalks around the hotel are the
elevations of the hotel.
inches above the ground) and should be of a
the 25' tree spacing is only met at its
Building A.
exception. Some trees are provided at the
species common to the area. Such trees should
southwest corner. Sidewalks are provided
west end of the hotel, but none are
be located at least every 25 feet on center.
north of Building A, but the 25' spacing
provided along the sidewalks at the north,
requirement is not met.
south and east elevations.
35
Landscaping of parking areas:
The cover sheet notes a total of 177 parking
Coordinate the number of
The cover sheet and landscape plan both
Specify the perimeter
a. Large trees should align the perimeter of
spaces proposed. The landscape plan notes
proposed parking spaces
note 122 parking spaces; the plan shows
parking lot tree planting
parking areas, located 40 feet on center. Trees
176 parking spaces. Sufficient interior
noted on the cover sheet
the same.
size as 2 1/2" caliper.
should be planted in the interior of parking
parking lot trees are provided.
with the number noted on
areas at the rate of one tree for every 10
the landscape plan and
Perimeter parking lot trees are specified at
parking spaces provided and should be evenly
the actual number
11/2" caliper, which is less than the 2 1/2"
distributed throughout the interior of the
provided.
requirement.
parking area.
b. Trees required by the preceding paragraph
should measure 2'/z 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:
Medium shade trees are proposed along the
Add trees west of the
Two trees are proposed along Pantops
None.
a. Trees or other vegetation should be planted
Rt. 250 side of the hotel, spaced 40', 50' and
hotel building to soften
Corner Way, west of the hotel. Shrubs are
along the front of long buildings as necessary
60' apart. Two trees are provided on the
the appearance of the
shown at the base of the retaining walls in
to soften the appearance of exterior walls. The
north side of the hotel — one in each of two
west elevation.
this area.
spacing, size, and type of such trees or
planting islands at the corners of the
vegetation should be determined by the
building. The side elevations have limited
length, height, and blankness of such walls.
windows. Additional trees located just west
b. Shrubs should be used to integrate the site,
of the hotel building would be appropriate.
buildings, and other structures; dumpsters,
accessory buildings and structures; "drive
thru" windows; service areas; and signs.
Shrubs should measure at least 24" in height.
37
Plantspecies: a. Plantspecies required should
Plantspecies have not yet been provided.
None at this time.
The Franklin tree is not included in the
Replace the Franklin tree
be as approved by the Staff based upon but
various lists.
with a tree from the
not limited to the Generic Landscape Plan
recommended plant lists.
Recommended Species List and Native Plants
Three evergreen shrub species are
for Virginia Landscapes (Appendix D).
proposed. Adding a fourth shrub species
Add a fourth shrub type
would provide greater diversity and
to the plant list. Limit the
support the health of the landscape.
number of proposed
plants for any one
species to 25% of the
total proposed for that
plant type tree, shrub).
38
Plant health: The following note should be
The note appears on the plan. Note 4 on the
Eliminate Note 4 on the
Note 4 has been deleted. The standard
None.
added to the landscape plan: "All site plantings
landscape plan indicates that landscaping
landscape plan. Provide
plant health note is on the plan. Rt. 250
of trees and shrubs shall be allowed to reach,
shall be replaced when necessary. This note
additional clarification
planting is now shown with the Wawa site
and be maintained at, mature height; the
is too open-ended and should be deleted.
regarding the timing of
plan.
topping of trees is prohibited. Shrubs and
Note 5 indicates that planting will occur after
EC frontage planting.
trees shall be pruned minimally and only to
building and road construction. Additional
support the overall health of the plant."
information should be provided to clarify the
timing of the EC frontage planting.
Site Development and layout
6.
Site development should be sensitive to the
Proffers associated with ZMA-2013-02
Terrace retaining walls 6'
The northern retaining wall has a
Add trees at the base of
existing natural landscape and should
require a private road from Rt. 20 to Rt. 250
in height and taller and
maximum height of 14' and it is not
the northern retaining
contribute to the creation of an organized
through the property; the road is shown on
plant the terraces.
terraced. This wall is expected to have
wall to mitigate heights
development plan. This may be accomplished,
the plan.
reduced visibility from the EC, but some
over 6'.
to the extent practical, by preserving the trees
views will be available from Rt. 20,
and rolling terrain typical of the area; planting
The hotel is located approximately 575' from
including the area where the wall height
Include on the hotel plan
new trees along streets and pedestrian ways
Rt. 250 and 125' from Rt. 20. Retail building
ranges from approximately 5' to 10'. No
all planting associated
and choosing species that reflect native forest
A is located 27' from Rt. 250.
landscaping is proposed at the base of this
with retaining walls that
elements; insuring that any grading will blend
wall, where the slope is relatively steep.
are shown on the hotel
into the surrounding topography thereby
The phasing of the project leaves a 2-acre
Views will be filtered by off -site wooded
plan.
creating a continuous landscape; preserving,
pad for future development adjacent to the
area to remain along the road.
to the extent practical, existing significant
Rt. 250 EC, in front of the hotel. Retaining
river and stream valleys which may be located
walls line the eastern edge of the pad. Trees
Two retaining walls have been added west
on the site and integrating these features into
are shown along the EC frontage of the
of the hotel, transitioning from the
the design of surrounding development; and
future pad site.
sidewalk adjacent to the hotel down to
limiting the building mass and height to a
Pantops Corner Way. These walls have a
scale that does not overpower the natural
In addition to the three -tiered wall east of the
maximum height of 5' and are planted with
settings of the site, or the Entrance Corridor.
future pad site, there are other significant
shrubs.
retainingwalls proposed throughout the site
10
to accommodate the development. The walls
reach 6', 8' and 12' tall, but only those east
of the pad site are stepped.
The hotel is proposed at 5 stories high. This
is taller than all buildings in the immediate
vicinity except for the VNB building located
on the south side of Rt. 250. Eventually,
buildings in the "future development" area
will limit visibility of the hotel from Rt. 250.
A 7' wall is proposed at the northwest
corner of the Wawa site. It is not terraced.
Three long terraced walls with maximum
height of 6' are proposed on the east side of
the Wawa site. If these walls are to be
approved with the hotel plan, the planting
associated with the walls must also be
included on the hotel plan.
39
The relationship of buildings and other
Building A and the hotel building are
None.
The Building A footprint has been
None.
structures to the Entrance Corridor street and
situated parallel to the Rt. 250 EC. The hotel
removed from the plan, but the area is to
to other development within the corridor
is not parallel to the Rt. 20 EC.
be graded and a retaining wall is shown on
should be as follows:
the west side of Pantops Corner Way in the
a. An organized pattern of roads, service
The layout of the site appears generally
vicinity.
lanes, bike paths, and pedestrian walks should
organized, though a large portion of the
guide the layout of the site.
development is not yet shown.
b. In general, buildings fronting the Entrance
Corridor street should be parallel to the street.
Sidewalk connections are made to both Rt.
Building groupings should be arranged to
250 and Rt. 20.
parallel the Entrance Corridor street.
c. Provisions should be made for connections
A small pocket of existing wooded area is
to adjacent pedestrian and vehicular
shown to remain at the northeast corner of
circulation systems.
the site. It is connected to a larger wooded
d. Open spaces should be tied into
area located behind the Ford car dealership.
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 32.5.2.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.
11
f. The placement of structures on the site
should respect existing views and vistas on
and around the site.
Site Grading
40
Site grading should maintain the basic
The use of retaining walls is not limited in
Terrace retaining walls 6'
The walls east of the Wawa site and just
Include on the landscape
relationship of the site to surrounding
this proposal. A large portion of the
in height and taller and
west of the hotel are terraced; the others
plan the plants associated
conditions by limiting the use of retaining walls
development adjacent to Rt. 250, east of the
plant the terraces.
are not.
with any retaining walls
and by shaping the terrain through the use of
interior road would be graded for future
shown on the plan.
smooth, rounded land forms that blend with the
development. This results in a large,
Provide top -of -wall and
Although the walls on the Wawa site (east
Intensify landscaping to
existing terrain. Steep cut or fill sections are
rectangular pad with three retaining walls
bottom -of -wall elevations
side and northwest corner) are shown on
compensate for walls
generally unacceptable. Proposed contours on
adjacent to the eastern property line. The
for the retaining walls.
the hotel plan, the plants associated with
over 6' tall that are not
the grading plan shall be rounded with a ten
walls are approximately 270', 350' and 390'
the walls are not shown on the plan.
terraced.
foot minimum radius where they meet the
long with 3' spacing between each wall. A
Intensify the landscaping
adjacent condition. Final grading should
note indicates that they are approximately 6'
to compensate for 8'
The wall on the north side of the site
Provide top -of -wall and
achieve a natural, rather than engineered,
tall. Rows of shrubs are shown at the base of
retaining walls.
reaches 14' tall and has no plants at its
bottom -of -wall elevations
appearance. Retaining walls 6 feet in height and
each wall.
base.
for the retaining walls.
taller, when necessary, shall be terraced and
planted to blend with the landscape.
A 6'-12'-tall retaining wall approximately
Top -of -wall and bottom -of -wall elevations
Add trees at the base of
450' long, runs along the northeastern,
have not been provided for the retaining
the northern retaining
northern, and northwestern boundaries of the
walls.
wall to mitigate heights
hotel parking lot. A 225'-long 8'-tall wall
over 6'.
marks the southeast corner of the hotel
A note on the landscape plan states that
parking lot.
788' of retaining wall will be screened with
Coordinate the
evergreens. This planting is not illustrated
evergreens/retaining wall
A 165'-long wall parallels the interior road
on the plan.
note (788' with evergreen
just north of the proposed retail building.
screen) with the plants
illustrated on the plan.
Provide for review, and in
the site plan, a detail of
the 42" retaining wall
handrail.
41
No grading, trenching, or tunneling should
Some proposed grading falls within the line
Adjust the proposed
Grading and tree preservation areas have
None.
occur within the drip line of any trees or other
of trees to remain along the Rt. 20 frontage.
grading to eliminate
been coordinated. Tree protection fencing
existing features designated for preservation in
conflicts with wooded
is shown on the site, grading and landscape
the final Certificate of Appropriateness.
area to remain. Show
plans.
Adequate tree protection fencing should be
adequate tree protection
shown on, and coordinated throughout, the
fencing on the grading,
12
grading, landscaping and erosion and sediment
landscaping and erosion
control plans.
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.
20
Surface runoff structures and detention ponds
No above -ground stormwater facilities are
None at this time.
Underground stormwater facilities are
None.
should be designed to fit into the natural
proposed.
proposed.
topography to avoid the need 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.
44
Natural drainage patterns (or to the extent
required, new drainage patterns) should be
incorporated into the finished site to the extent
possible.
13
Staff recommends the following as the primary points of discussion:
1. The architectural design of the hotel: the western wing, building materials/colors, overall coordination
2. The proposed brick color; the brick sample vs. the brick illustrated in the renderings
3. Planting along retaining walls, in particular the 14'-high northern wall
4. Hand rail on retaining walls: white pickets west of the hotel
Staff recommends approval with the following conditions:
1. Revise the white picket hand rail for greater consistency with the immediate setting. Include a detail(s) in the site plan for all hand rails.
2. Coordinate all drawings with submitted material samples/colors, in particular the EIFS and brick.
3. Clarify the discrepancy between the illustrated brick and the submitted brick sample. Clarify how the illustrated brick will have an appropriate appearance for the EC.
4. Include the wood product in the materials list on the architectural drawings and provide a sample.
5. Correct the labels on the lighting plan for the wall fixtures: change the two "D" labels to "B".
6. Provide on the lighting plan information showing that the light fixtures will have a consistent dark brown, dark bronze or black finish.
7. Coordinate the evergreens/retaining wall note (788' with evergreen screen) with the plants illustrated on the plan.
8. Reposition the water and sanitary lines to reserve planting area for future Rt. 20 EC street trees south of Pantops Corner Way.
9. Revise the planting size of interior road trees to 2 1/2" caliper.
10. Consider adding trees along the sidewalks at the north, south and east elevations of the hotel.
11. Specify the perimeter parking lot tree planting size as 2 1/2" caliper.
12. Replace the Franklin tree with a tree from the recommended plant lists.
13. Add a fourth shrub type to the plant list. Limit the number of proposed plants for any one species to 25% of the total proposed for that plant type (tree, shrub).
14. Add trees at the base of the northern retaining wall to continue the EC planting and to mitigate heights over 6'.
15. Include on the landscape plan the plants associated with any retaining walls shown on the plan. Intensify landscaping to compensate for walls over 6' tall that are not terraced.
16. Provide top -of -wall and bottom -of -wall elevations for all retaining walls.
14
TABLE A This report is based on the following submittal items:
Sheet #
Drawing Name
Revision Date
Sheet #
Drawing Name
Drawing Date
C1
Cover Sheet
1/22/2019
A141
Aerial view from Southwest
Sept. 2018
C2
Proffer & Exhibits
1/22/2019
A102
View from Southwest
Sept. 2018
C3
Existing Boundary
1/22/2019
A103
View from North (Bypass road
Sept. 2018
C4
Existing Conditions
1/22/2019
A104
View from Northeast
Sept. 2018
C5
Site Plan
1/22/2019
A105
View from South Rear
Sept. 2018
C6
Grading Plan
1/22/2019
A201
View from Northwest
Sept. 2018
C7
Utility Plan
1/22/2019
A202
View from North
Sept. 2018
C8
Landscaping Plan
1/22/2019
A301
Site Sections
Sept. 2018
C9
Lighting Plan
1/22/2019
A302
Drive -by Visibility
Sept. 2018
C10
Landscape/Lighting Details
1/22/2019
A401
First Floor Plan
Sept. 2018
C11
Road Plan A
1/22/2019
A402
Second Floor Plan
Sept. 2018
C12
Road Plan B & Rt. 20 WL Crossing Profile
1/22/2019
A404
Typical 3-5 Floor Plan
Sept. 2018
C13
VDOT Details
1/22/2019
A501
Front(North) Elevation
Sept. 2018
C14
San. Sewer Profiles & Details
1/22/2019
A502
Rear (South) Elevation
Sept. 2018
C15
Storm Sewer Profiles
1/22/2019
Material Samples: Thin utility brick: 67% Grey Blend Velour and 33% Manganese
Ironspot Velour (11 5/8" x 3 5/8" x 5/8"); 20% of Manganese will be 11 5/8" x 3 5/8" x
1" thick); Dryvit: 142 Spectrum Brown, 113 Amarillo White, 396 Alabaster
C16
SWM Details
1/22/2019
C17
Water Details
1/22/2019
15