HomeMy WebLinkAboutARB202100008 Staff Report 2021-02-24ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2021-08: Pantops Holiday Inn Express and Suites Minor
Review Type
Minor Amendment
Parcel Identification
07800-00-00-058G1
Location
870 Pantops Comer Way
Zoned
Highway Commercial (HC) / Entrance Corridor (EC)
Owner/Applicant
Pantops Partners, LLC / J.W. Enochs Inc., General Contractor (J. Wilson Enochs III)
Magisterial District
Rivanna
Proposal
To relocate mechanical equipment and add screening; to revise site lights and to add feature lighting; to remove the sun-
shade.
Context
The hotel is part of the Pantops Comer development, which includes a Wawa convenience store and gas station (both
under construction) and a self -storage building.
Visibility
The hotel rises above the nearby buildings and is visible from distances on Rt. 20 and Rt. 250. Topography and other
construction limit some views of lower portions of the building.
ARB Meeting Date
March 1, 2021
Staff Contact
Margaret Maliszewski
PROJECT HISTORY A Certificate of Appropriateness was issued for the hotel on July 26, 2019. The hotel is under construction. The applicant began
to pursue site lighting changes in February 2020, making a formal application submittal in March 2020. The proposal did not meet the EC design
guidelines and included some inconsistencies. Revised plans addressing these issues were not submitted. In July 2020 the applicant began pursuing
approval for the removal of the sun -shade on the west elevation, based on appearance and safety concerns. Staff did not fmd the change to be consistent
with the EC design guidelines and consulted with the ARB chairperson, who did not support the change. In January 2021 the applicant asked about
moving equipment from the roof to the ground on the north side of the building and adding a fence for screening. The applicant stated that the enclosure
would have to be 10' tall to be seen from Rt. 20. A new application was submitted on January 13, 2021 to address the proposed sun -shade, lighting and
equipment changes.
PROJECT DETAILS This amendment includes the following proposed changes:
1. Move rooftop equipment to ground level and add vinyl screening fence on the north side of the building.
2. Revising site and building -mounted lighting.
3. Add "brand lighting" consisting of blue -colored wall -mounted lights.
4. Eliminate the sun -shade from the west elevation.
ANALYSIS
REF
GUIDELINE
ISSUE
RECOMMENDATION
GENERAL GUIDELINES
Purpose
1
The goal of the regulation of the design of development within
Some of the proposed lighting and
See recommendations
the designated Entrance Corridors is to insure that new
architectural changes do not strengthen the
below.
development within the corridors reflects the traditional
building's connection to the traditional
architecture of the area. Therefore, it is the purpose of ARB
architecture of the area.
review and of these Guidelines, that proposed development
within the designated Entrance Corridors reflect elements of
design characteristic of the significant historical landmarks,
buildings, and structures of the Charlottesville and Albemarle
area, and to promote orderly and attractive development within
these corridors. Applicants should note that replication of historic
structures is neither required nor desired.
2
Visitors to the significant historical sites in the Charlottesville
and Albemarle area experience these sites as ensembles of
buildings, land, and vegetation. In order to accomplish the
integration of buildings, land, and vegetation characteristic of
these sites, the Guidelines require attention to four primary
factors: compatibility with significant historic sites in the area;
the character of the Entrance Corridor; site development and
la out; and landscaping.
Conwatibility with significant historic sites:
3
New structures and substantial additions to existing structures
Some of the proposed lighting and
See recommendations
should respect the traditions of the architecture of historically
architectural changes do not strengthen the
below.
significant buildings in the Charlottesville and Albemarle area.
building's connection to the traditional
Photographs of historic buildings in the area, as well as drawings
architecture of the area.
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 s ecial functional requirements.
ConwadbUitp with the character of the Entrance Corridor
5
It is also an important objective of the Guidelines to establish a
The sun -shade on the west elevation
See recommendations,
pattern of compatible architectural characteristics throughout the
provided a visual connection to the Rt. 250-
below.
Entrance Corridor in order to achieve unity and coherence.
facing elevation. Without the sun -shade, the
Building designs should demonstrate sensitivity to other nearby
building appears less cohesive.
structures within the Entrance Corridor. Where a designated
corridor is substantially developed, these Guidelines require
striking a careful balance between harmonizing new development
with the existing character of the corridor and achieving
COMDatibility with the significant historic sites in the area.
SPECIFIC GUIDELINES
Compatibdity with significant historic sites
Structure design
9
Building forms and features, including roofs, windows, doors,
The sun -shade on the west elevation helped
Provide alternate
materials, colors and textures should be compatible with the
to break up the building mass, it added an
architectural elements to
forms and features of the significant historic buildings in the area,
element of human scale, and it established a
substitute for the sun -
exemplified by (but not limited to) the buildings described in
tie to the front elevation. Without it, the
shade on the west
Appendix A [of the design guidelines]. The standard of
elevation appears more blank and less
elevation.
compatibility can be met through scale, materials, and forms
finished. Alternate features or detailing
which may be embodied in architecture which is contemporary as
could substitute for the sun -shade and
well as traditional. The replication of important historic sites in
establish a cohesive overall design; for
Albemarle Coun is not the objective of these guidelines.
example, individual canopies over the
ground story windows in a material/color
10
Buildings should relate to their site and the surrounding context
of buildings.
consistent with the front canopy. (See
Figures la— lc.)
11
The overall design of buildings should have human scale. Scale
should be integral to the building and site design.
12
Architecture proposed within the Entrance Corridor should use
forms, shapes, scale, and materials to create a cohesive whole.
13
Any appearance of "blankness" resulting from building design
should be relieved using design detail or vegetation, or both.
14
Arcades, colonnades, or other architectural connecting devices
Removing the sun -shade results in a less
should be used to unify groups of buildings within a
unified overall appearance.
development.
15
Trademark buildings and related features should be modified to
The overall design is a version of a
See lighting
meet the requirements of the Guidelines.
trademark design, modified to address local
recommendations.
context.
16
Window glass in the Entrance Corridors should not be highly tinted
No change to window glass is proposed.
None.
or highly reflective. Window glass in the Entrance Corridors
should meet the following criteria: Visible light transmittance
(VLT) shall not drop below 40%. Visible light reflectance (VLR)
shall not exceed 30%. Specifications on the proposed window
Wass should be submitted with the applicationforfinal review.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into the
The proposal includes a relocation of
Indicate on the plan the
overall plan of development and shall, to the extent possible, be
equipment from the roof to the Rt. 20 side
equipment height, the
con atible with the building designs used on the site.
of the building. Equipment would be
grouped in two locations and screened with
screen height and a
screen color that blends
18
The following should be located to eliminate visibility from the
Entrance Corridor street. If, after appropriate siting, these features
vinyl fence. A plan of the equipment layout
with the building.
will still have a negative visual impact on the Entrance Corridor
is provided, but it does not indicate
street, screening should be provided to eliminate visibility. a.
equipment height, and fence color is not
A site plan amendment is
Loading areas, b. Service areas, c. Refuse areas, d. Storage areas,
specified. Prior to making the application,
required for the
e. Mechanical equipment,
the applicant indicated that the screen would
equipment and screening.
f Above -ground utilities, and g. Chain link fence, barbed wire,
have to be 10' tall to be seen from the Rt. 20
razor wire, and similar security fencing devices.
EC.
19
Screening devices should be compatible with the design of the
buildings and surrounding natural vegetation and may consist of.
Vinyl would not typically be considered an
a. Walls, b. Plantings, and c. Fencing.
appropriate fence material in the EC, but if
the fence won't be visible from the street, or
will be minimally visible, the material is
less important. Equipment in the eastern
location won't be visible from the street due
to topography and wooded area. Equipment
in the western location will have minimal
visibility at most. A fence height that fully
screens the equipment and a fence color that
blends with the building would ensure an
appropriate appearance. (See Figure 2.)
The equipment and screening change must
also be addressed with a site plan
amendment.
20
Surface runoff structures and detention ponds should be designed
No changes proposed.
None.
to fit into the natural topography to avoid the need for screening.
When visible from the Entrance Corridor street, these features must
be frilly integrated into the landscape. They should not have the
appearance of engineered features.
21
The following note should be added to the site plan and the
The note does not appear in the submittal.
Include the standard
architectural plan: "Visibility of all mechanical equipment from
equipment note on the
the Entrance Corridor shall be eliminated."
site plan amendment
plan.
Lighting
General Guidelines
22
Light should be contained on the site and not spill over onto
It is anticipated that spillover meets
Provide a legible
adjacent properties or streets;
ordinance requirements, but both the printed
photometric plan for
and pdf versions of the photometric plan are
review.
not fully legible.
23
Light should be shielded, recessed or flush -mounted to eliminate
Photographic images of three of the
See #28, 30-31.
glare. All fixtures with lamps emitting 3000 lumens or more must
proposed site and wall down -light fixtures
be full cutoff fixtures.
are included with the lighting plan but cut
Provide cut sheets in the
sheets have not been provided.
site plan for all proposed
fixtures.
Some, if not all, of the proposed blue -
colored lights are up -lights (so they are not
Indicate the total lumens
full cutoff fixtures). The total lumen output
emitted by the fixtures
for the fixtures is not indicated.
with the blue -colored
lamps.
The blue -colored lights are not included on
the lighting Ian.
24
Light levels exceeding 30 footcandles are not appropriate for
The luminaire schedule indicates that the
Revise the lighting plan
display lots in the Entrance Corridors. Lower light levels will
maximum footcandles is 19.0. However, the
to note the light loss
apply to most other uses in the Entrance Corridors.
light loss factor has not been noted.
factor (LLF) used to
calculate the
hotometrics. To meet
county requirements, the
LLF must equal 1.0.
Revise the photometrics
as necessary.
25
Light should have the appearance of white light with a warm soft
The site and standard wall fixtures have
Revise the lighting plan
glow; however, a consistent appearance throughout a site or
color temperatures of 5000K, which is not a
to show lamps with a
development is required. Consequently, if existing lamps that
warn soft light.
color temperature
emit non -white light are to remain, new lamps may be required to
between 2000K and
match them.
The fixtures emitting blue -colored light do
3000K.
not meet this guideline.
26
Dark brown, dark bronze, or black are appropriate colors for free-
Pole color hasn't been indicated.
Revise the lighting plan
standing pole mounted light fixtures in the Entrance Corridors.
to note the color of the
light fixtures and poles.
Bronze or black would
coordinate with nearby
developments.
27
The height and scale of freestanding, pole -mounted light fixtures
Down lights (emitting white light) are
Revise wall fixture
should be compatible with the height and scale of the buildings
proposed to be installed at 28' and 45' high.
mounting heights to
and the sites they are illuminating, and with the use of the site.
Wall fixtures in the ECs are typically
lower, pedestrian scale
Typically, the height of freestanding pole -mounted light fixtures
mounted much closer to the ground to focus
heights.
in the Entrance Corridors should not exceed 20 feet, including the
light on sidewalks for safety and to limit the
base. Fixtures that exceed 20 feet in height will typically require
illumination of the building itself.
additional screening to achieve an appropriate appearance from
the Entrance Corridor.
29
The following note should be included on the lighting plan:
The note does not appear on the plan.
Add the standard lighting
"Each outdoor luminaire equipped with a lamp that emits 3,000
note to the plan.
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."
28
In determining the appropriateness of lighting fixtures for the
The hotel has a prominent location in the
Eliminate the blue lights
Entrance Corridors, the individual context of the site will be
Pantops Corner development. Its elevated
from the proposal.
taken into consideration on a case by case basis.
position makes it visible from a distance on
Rt. 20 north of the site. The hotel is visible
from the Rt. 20/250 intersection, and there
Eliminate illumination of
the building for purposes
Guidelines or the Use o Decorative Landscape Lighting
30
light used for decorative effect shall:
a. be compatible with the character of the Entrance Corridor.
is a clear view of the hotel available from
other than safety and
Compatibility of exterior lighting and lighting fixtures is assessed
Rt. 250 along Pantops Corner Way.
security.
in terms of design, use, size, scale, color, and brightness.
The decorative lighting is meant to
b. impact only the immediate site. The effect of the illumination
illuminate the building and identify the
should not be discernible from distances along the Entrance
brand of the hotel. The blue light would be
Corridor.
visible from both Entrance Corridors.
Colored lighting of this type has not been
31
Where used for decorative effect, outdoor light fixtures shall:
a. be equipped with automatic timing devices and shall be
previously approved in the ECs. The blue
extinguished between the hours of 11:00 p.m. and dawn.
color is not a seasonal color, but it is a
b. be shielded and focused to eliminate glare. Glare control shall
brand color. As proposed, the colored light
be achieved primarily through the use of such means as cutoff
acts as signage. It is anticipated that the blue
fixtures, shields and baffles, and appropriate application of
light will be the prominent visual feature of
mounting height, wattage, aiming angle, fixture placement, etc.
the building at night. In the ECs, the
c. be cutoff luminaires, aimed so as not to project their output
intended focus is on historically compatible
beyond the objects intended to be illuminated; or non -cutoff
architecture enhanced with appropriate
luminaires, equipped with glare shields, visors, barn doors, and/or
landscaping - not on illuminated
other similar shielding accessories as required to meet the
commercial development. (See Figures 3
following criteria: Light distribution from all lighting installations
and 4.)
shall be cut-off at all angles beyond those required to restrict
direct illumination to within the perimeter of the landscape
The plans do not indicate that timing
feature being illuminated.
devices are proposed. The fixtures include
d. never exceed 3,000 lumens. Further restrictions on lumens may
non -cutoff up -lights aimed at the building,
be imposed by the ARB.
but glare is not expected due to the focused
e. not be modified to reflect seasonal colors.
aim. The amount of lumens emitted by the
f. be of a number that is compatible with the scale of the object
fixtures has not been indicated.
and the development to be illuminated, such that the light emitted
will not over -illuminate or overpower the site, as determined by
the ARB.
7-8,
Landscaping
No landscaping changes are proposed.
None.
32-38
6, 39
Development pattern
No changes to the site layout are proposed.
40-44
Site Grading
No changes to grading or drainage are
proposed.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The appropriateness of removing the sun -shade; the need for replacement architectural elements
2. The appropriateness of locating the mechanical equipment on the ground; the anticipated visibility of the equipment; the appropriateness of vinyl
fencing for screening the equipment
3. The appropriateness of the blue -colored brand lighting
4. The appropriate mounting height for exterior wall lights
Staff offers the following comments on the proposal:
1. Provide alternate architectural elements to substitute for the sun -shade on the west elevation.
2. Indicate on the plan the equipment height, the screen height and a screen color that blends with the building.
3. Include the standard equipment note on the site plan amendment plan: "Visibility of all mechanical equipment from the Entrance Corridor shall be
eliminated."
4. Provide a legible photometric plan for review.
5. Provide cut sheets in the site plan for all proposed fixtures.
6. Indicate the total lumens emitted by the fixtures with the blue -colored lamps.
7. Revise the lighting plan to note the light loss factor (LLF) used to calculate the photometrics. To meet county requirements, the LLF must equal 1.0.
Revise the photometrics as necessary.
8. Revise the lighting plan to show lamps with a color temperature between 2000K and 3000K.
9. Revise the lighting plan to note the color of the light fixtures and poles. Bronze or black would coordinate with nearby developments.
10. Revise wall fixture mounting heights to lower, pedestrian scale heights.
11. Add the standard lighting note to the 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."
12. Eliminate the blue lights from the proposal.
13. Eliminate illumination of the building for purposes other than safety and security.
14. Note that a site plan amendment is required for the equipment and screening.
ATTACHMENTS
Attach. 1: ARB2021-08: Holiday Inn Express Plans
Figure la: Approved west elevation with sun -shade.
Figure lb: Proposed west elevation— sun -shade removed.
v of west elevation under construction (February 2021).
I WAD
MAC Scm n yr
MAC . yN
Figure 2: Left: Hotel plan with proposed HVAC screen yards; Right: View of hotel under construction from Rt. 20 across Pantops Comer Way, facing
east.
10
Ll - -
Figure 3: Top left: Hotel under construction; view from Rt. 250. Top right: Hotel under construction; elevation facing Rt. 250; Bottom left: Photo of
Staunton hotel with blue brand lighting; Bottom right: Image from Holiday Inn Express Brand Guide.
11
Figure 4: Left: Hotel from Rt. 20 facing south; Right: Photo of Staunton hotel with blue brand lighting.
12
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
A-106A, B
Building Views
Dec. 4, 2020
-
HVAC Screen Yard plans (2), Fence cut sheets
-
1, 2 and 3 of 3
Photometric plan, diagrams, luminaire schedule
1/11/2021
-
Photos of blue "brand lighting" on south (3) and north (3) elevations of Staunton,
VA hotel
-
Photos of Panto s hotel under construction from Rt. 250 2 and Rt. 20 2
Project descriptions 3
13