HomeMy WebLinkAboutARB201700129 Staff Report 2018-02-12 ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project#/Name ARB-2017-129:Hollymead Town Center Hotel—Final Site Plan
Review Type Final Site Development Plan with an architectural review
Parcel Identification 032000000041D5 _
Location Hollymead Town Center,Route 29 North
Zoned Planned Development Mixed Commercial(PDMC),Entrance Corridor(EC)
Owner/Applicant HTC Hotel LLC(Neil Patel)/Shimp Engineering(Justin Shimp)
Magisterial District Rio
Proposal To construct a three-story hotel building.
Context The hotel is proposed for a site in Hollymead Town Center,just south of the pond at Timberwood Blvd.,north of Target and west of Bojangle's restaurant.
Visibility The parcel is approximately 190' from the EC and the building will be very visible from the EC. Although its view will be partially blocked from the south by the
Target,and partially blocked by the one-story Bojangle's,it will be visible between Target and Bojangle's,above Bojangle's,across the ponds when at the intersection of
Route 29 and Timberwood Blvd.,as well as from further north.
ARB Meeting Date February 12,2018
Staff Contact Paty Satemye
PROJECT HISTORY
The ARB reviewed a proposal for a Comfort Inn and Suites hotel on this parcel between 2008 and 2010. Then ARB reviewed a conceptual plan in April 2017 in which the building design was
significantly different from the one previously submitted for review. The shape, design, signage,materials, as well as the relationship of the building to the pond,were substantially different with that
submission. ARB reviewed an initial site plan in September 2017. See Attachment A for the action letter from that meeting. The final site plan currently under review is very similar to the initial plan
reviewed in September of last year although the type of masonry has changed and its use expanded to include the full length of the building.
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DATE APPLICATION/REVIEW TYPE RESULT
September 5,2017 ARB2017-72/Initial Site Plan ARB meeting&review comments(see attachment A for action letter)
April 3,2017 ARB2017-13/Conceptual Plan ARB meeting&review comments
April 23,2010 ARB2008-160/Final Site Plan Staff review comments
January 5,2009 ARB2008-160/Final Site Plan ARB meeting&review comments
October 6,2008 ARB2008-116/Preliminary Site Plan ARB meeting&review comments
ANALYSIS
REF GUIDELINE 9/5/2017 COMMENTS CURRENT ISSUE RECOMMENDATION
Structure design
1 The goal of the regulation of the design of development within the See recommendations under#9. The proposed hotel design has some None.
designated Entrance Corridors is to insure that new development discernable ties to the historic architecture of
within the corridors reflects the traditional architecture of the area. the area through the use of materials,details,
Therefore,it is the purpose of ARB review and of these Guidelines, and texture.
that proposed development within the designated Entrance Corridors See recommendations under#7.
reflect elements of design characteristic of the significant historical The landscaping helps to integrate the hotel
landmarks,buildings,and structures of the Charlottesville and into the surroundings.
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 layout; and landscaping.
3 New structures and substantial additions to existing structures should See recommendations under#9. The proposed hotel design does not have a None.
respect the traditions of the architecture of historically significant strong tie to the traditional architecture of the
buildings in the Charlottesville and Albemarle area.Photographs of area.The design is clearly contemporary in
historic buildings in the area,as well as drawings of architectural style.However,the breaking down of the mass
features,which provide important examples of this tradition are of the building into a series of bays,the use of
contained in Appendix A a cornice,the addition of masonry along the
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4 The examples contained in Appendix A should be used as a guide base of the building and making the entrance a
for building design:the standard of compatibility with the area's focus of the design are features found in local
historic structures is not intended to impose a rigid design solution historic buildings.
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.
5 It is also an important objective of the Guidelines to establish a See recommendations under#9. Bojangle's(Figures 1),CVS(Figure 2),Target None.
pattern of compatible architectural characteristics throughout the (Figure 3)and Timberwood Commons(Figure
Entrance Corridor in order to achieve unity and coherence.Building 4)are the buildings located closest to the
designs should demonstrate sensitivity to other nearby structures proposed hotel. All of these buildings
within the Entrance Corridor.Where a designated corridor is incorporate brick in their facades. Bojangle's
substantially developed,these Guidelines require striking a careful also incorporates a tan EIFS.The CVS
balance between harmonizing new development with the existing includes columns. Timberwood Commons is
character of the corridor and achieving compatibility with the the most contemporary of the four utilizing a
significant historic sites in the area. blue-grey EIFS. Therefore,the use of EIFS,
10 Buildings should relate to their site and the surrounding context of the incorporation of masonry materials,and
buildings. inclusion of design features that create the
appearance of columns all increase the
buildings compatibility with the surrounding
architecture.
The primary building materials are EIFS,
Hardie Board and brick. A total of three colors
is proposed for the EIFS and siding.
9 Building forms and features,including roofs,windows,doors, Increase the quantity of stone(or The revised distribution of materials has None.
materials,colors and textures should be compatible with the forms other masonry material)in the brought the design closer to historic
and features of the significant historic buildings in the area, building,establishing a masonry precedents. Masonry has been added to the
exemplified by(but not limited to)the buildings described in base,extending the full length of full length of the base of the building(creating
Appendix A[of the design guidelines].The standard of the building,and/or adding a base-middle-top historic pattern). Hardie
compatibility can be met through scale,materials,and forms which masonry in the bays above the Board is still proposed in vertical bands,which
may be embodied in architecture which is contemporary as well as base. result in a striped effect. However,this has
traditional.The replication of important historic sites in Albemarle been minimized by the addition of the brick at
County is not the objective of these guidelines. Revise detailing of the western the base of the building.
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11 The overall design of buildings should have human scale. Scale bay of the north elevation to
should be integral to the building and site design. achieve greater consistency with Windows have been added to both side
12 Architecture proposed within the Entrance Corridor should use the rest of the elevation. elevations and EFIS v joints are now shown on
Alternatively,add a tree to relieve the front and sides of the projecting bay at the
forms,shapes,scale,and materials to create a cohesive whole. the blankness(see building's entrance. Both of these added
13 Any appearance of"blankness"resulting from building design recommendation under#7). details have decreased the blankness of the side
should be relieved using design detail or vegetation,or both. elevations.
14 Arcades,colonnades,or other architectural connecting devices Revise the"Finish Legend"to
should be used to unify groups of buildings within a development. include and differentiate between On the front elevation,the projecting bays are
15 Trademark buildings and related features should be modified to meet the Hardie Board and the EIFS slightly taller than the recessed bays. These
the requirements of the Guidelines. that are both"Sawdust"color. bays are also treated primarily with two wall
Ensure that the labels on the colors and brick veneer. The color change
elevations of the building specify breaks up the wall mass,and the Hardie Board
a different label number for these adds texture. The brick at the base of the
two materials. building reflects the historic building materials
of the area.
Ensure that the dimension for the
"Top of Parapet"of the entrance The materials are identified on the drawings,
extends to the actual top of and samples have been provided. Note,
parapet. however,that the colors in the elevations do
not closely match those of the material samples
provided.
16 Window glass in the Entrance Corridors should not be highly tinted or Provide information on the VLT A specification sheet for the window glass has Revise the window glass note.
highly reflective. Window glass in the Entrance Corridors should and VLR ratings for the window been submitted and the VLT and VLR levels Ensure that the note is"Visible
meet the following criteria: Visible light transmittance(VLT)shall glass. Ensure that the glass meets meet the requirements. light transmittance(VLT)shall
not drop below 40%. Visible light reflectance(VLR)shall not exceed the required limits. not drop below 40%. Visible
30%. Specifications on the proposed window glass should be The window glass note on the drawings does light reflectance(VLR)shall not
submitted with the application for final review. Add the standard window glass not follow the standard format. exceed 30%"
note to the drawings with the next
submission: Visible light
transmittance(VLT)shall not
drop below 40%. Visible light
reflectance(VLR)shall not
exceed 30%.
Accessory structures and equipment
17 Accessory structures and equipment should be integrated into the Revise the louver color note on HVAC units are proposed beneath the Specify the height above the
overall plan of development and shall,to the extent possible,be the elevation drawings to specify windows. The color of the units match the wall parapet for any rooftop
compatible with the building designs used on the site. that HVAC units will be sawdust color directly above the window,which is equipment and show the elevator
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18 The following should be located to eliminate visibility from the colored. Ensure that the color of sawdust(6158). tower on the elevations. Show
Entrance Corridor street.If,after appropriate siting,these features will the HVAC units in the rooftop screening for the
still have a negative visual impact on the Entrance Corridor street, architectural rendering are shown The mechanical equipment and elevator tower mechanical equipment and
screening should be provided to eliminate visibility. as sawdust. are shown on the roof plan and a note on the elevator tower in the building
a.Loading areas,b. Service areas,c.Refuse areas,d. Storage areas, elevations specifies that"All rooftop elevations.If a fence is proposed
e.Mechanical equipment,f.Above-ground utilities,and g.Chain Show the location of all mechanical units to be screened by building as the means of screening,
link fence,barbed wire,razor wire,and similar.security fencing mechanical equipment and parapet and/or Hardie Plank fence." However, include a detail in the drawings.
devices. accessory structures,including the mechanical equipment unit heights are not
19 Screening devices should be compatible with the design of the rooftop equipment and equipment specified and no screening fence is shown Ensure that the proposed
buildings and surrounding natural vegetation and may consist of: a. associated with elevators, on the above the parapets on the elevation for either landscaping does not conflict
Walls,b. Plantings,and c.Fencing. plans. Show how visibility of the the equipment or the elevator tower. Also, with the mechanical equipment's
equipment and accessory added fencing for the screening of rooftop location at the southwest corner
structures will be eliminated from equipment has typically not been considered of the building.
the EC. appropriate for the ECs.
Locate loading,service and
Locate loading,service and Mechanical equipment is also shown at ground storage areas on the plans. Show
storage areas on the plans. Show level in the southwest corner of the building on how visibility of these features
how visibility of these features the roof plan. It will not be visible from the will be eliminated.Alternatively,
will be eliminated. EC. The landscape plan shows shrubs in the indicate that no such areas are
same location as the equipment. proposed.
No loading, service or storage areas are shown
on the plans. -
20 Surface runoff structures and detention ponds should be designed to fit None. The existing stormwater pond will be used for None.
into the natural topography to avoid the need for screening.When stormwater drainage.
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 Add the standard mechanical The standard mechanical equipment note is Add the standard mechanical
architectural plan:"Visibility of all mechanical equipment from the equipment note to both the site provided on the site plan but is still needed on equipment note to the
Entrance Corridor shall be eliminated." and architectural plans with the the architectural plans. architectural plans.
next submission.
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Lighting
22 Light should be contained on the site and not spill over onto adjacent Provide information on any A portion of the parking lot is located on the None.
properties or streets; lighting for the porte cochere and EC side of the hotel.This location will make
its related elements.Limit the illumination from the parking lot lights
illumination levels under the visible from the EC. The illumination from the
porte cochere,and its related parking lot lights on the west side of the
elements,to 20 fc maximum. building will also be visible from the
Include all building-and ground- intersection of Route 29 and Timberwood
mounted lights in the lighting Blvd.,as well as from further north.
23 Light should be shielded,recessed or flush-mounted to eliminate plan.
glare.All fixtures with lamps emitting 3000 lumens or more must be The maximum footcandles specified on the
full cutoff fixtures. Provide"Lamp"information for lighting plan is 15.2. A note has been added to
24 Light levels exceeding 30 footcandles are not appropriate for display the LSI Industries light fixture the roof plan stating that"Illumination levels
lots in the Entrance Corridors.Lower light levels will apply to most light in the lighting schedule. under porte cochere to be 20 FC maximum."
other uses in the Entrance Corridors. The lighting plan shows a maximum of 9.4 fc
25 Light should have the appearance of white light with a warm soft under the porte cochere.
glow;however,a consistent appearance throughout a site or
development is required. Consequently,if existing lamps that emit Light fixtures are above 3,000 lumens,but they
non-white light are to remain,new lamps may be required to match are also full cut off.
them.
26 Dark brown,dark bronze,or black are appropriate colors for free- All light fixtures specified are LED.
standing pole mounted light fixtures in the Entrance Corridors.
27 The height and scale of freestanding,pole-mounted light fixtures Dark bronze is specified for the wall mounted
should be compatible with the height and scale of the buildings and light fixtures and light poles.
the sites they are illuminating,and with the use of the site.
Typically,the height of freestanding pole-mounted light fixtures in The height of the pole-mounted light fixtures is
the Entrance Corridors should not exceed 20 feet,including the base. specified at a total of 20' from finished grade.
Fixtures that exceed 20 feet in height will typically require The wall mounted fixtures are specified to
additional screening to achieve an appropriate appearance from the have a height of 12'.
Entrance Corridor.
28 In determining the appropriateness of lighting fixtures for the The lighting plan note has been provided.
Entrance Corridors,the individual context of the site will be taken
into consideration on a case by case basis.
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29 The following note should be included on the 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- light used for decorative effect shall: None: No decorative lighting has been proposed. None.
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Landscaping
7 The requirements of the Guidelines regarding landscaping are Provide an offsite planting Interior roads,parking,landscaping, Provide an offsite planting
intended to reflect the landscaping characteristic of many of the easement to meet the EC accessways and the dumpster included in the easement to meet the EC
area's significant historic sites which is characterized by large shade landscape requirements. final site plan extend beyond the existing landscape requirements.
trees and lawns.Landscaping should promote visual order within the parcel boundary into TMP 32-41D6,which has
Entrance Corridor and help to integrate buildings into the existing Provide street trees along both a different owner. An offsite planting Add a tree on the north side of
environment of the corridor. sides of all interior roads spaced easement will be needed to meet the EC the building. Because of the
8 Continuity within the Entrance Corridor should be obtained by 40' on center or provide the landscape requirements. proximity to the building,a
planting different types of plant materials that share similar required information on existing smaller tree type may be
characteristics. Such common elements allow for more flexibility in trees that are being utilized to There are no street trees provided along the accepted.
the design of structures because common landscape features will meet the minimum requirements. north edge of the building despite the
help to harmonize the appearance of development as seen from the landscape area having been expanded to 5' in Consider adding additional trees
street upon which the Corridor is centered. If existing trees are to be utilized width. (small trees are acceptable)on
32 Landscaping along the frontage of Entrance Corridor streets should to meet requirements then show the south side of the building to
include the following: them as preserved,provide the There appears to be sufficient space on the count toward the street tree
a.Large shade trees should be planted parallel to the Entrance signed conservation checklist,and south side of the building to increase the requirement.Ensure that the tree
Corridor Street. Such trees should be at least 3%inches caliper provide tree protection fencing number of street trees. Smaller ornamental placement on the south side of
(measured 6 inches above the ground)and should be of a plant throughout the grading, trees may be used given the space constraints. the building coordinates with the
species common to the area. Such trees should be located at least landscaping and E&SC plan However,the location of these trees should building's architecture.
every 35 feet on center. sheets. coordinate with the building's architecture.
b.Flowering ornamental trees of a species common to the area should Provide a signed conservation .
be interspersed among the trees required by the preceding paragraph. Provide a street tree calculation, No conservation checklist is shown in the checklist,and provide tree
The ornamental trees need not alternate one for one with the large specifying linear feet of street and landscape plan despite the fact that the existing protection fencing on the
shade trees.They may be planted among the large shade trees in a less the number of trees required in street trees adjacent to the pond,and the grading, landscaping and E&SC
regular spacing pattern. order to provide one tree every existing trees on the adjacent Target parcel,are plan sheets at the south edge of
c.In situations where appropriate,a three or four board fence or low 40' on both sides of the streets. being utilized to meet some of the street tree the property to protect the trees
stone wall,typical of the area,should align the frontage of the requirements. Also,no tree protection fencing, on the Target lot.
Entrance Corridor street. Relocate proposed utilities to or limits of clearing and grading,are shown on
d.An area of sufficient width to accommodate the foregoing reduce their impact on the the site plan to ensure that the trees on the Adjust the labels and symbols
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plantings and fencing should be reserved parallel to the Entrance landscaping areas. adjacent Target parcel are preserved. If for the landscaping in the Target
Corridor street,and exclusive of road right-of-way and utility existing landscaping is utilized to meet parcel so that the leaders for the
easements. Adjust the location of the requirements,that landscaping must be labels point to the symbol they
33 Landscaping along interior roads: building to increase the planting preserved and the preservation requirements are meant to identify.
a.Large trees should be planted parallel to all interior roads. Such area on the north side of the must be specified and provided.
trees should be at least 2'/z inches caliper(measured six inches above building and add shrubs and trees Remove both of the notes that
the ground)and should be of a plant species common to the area. to further mitigate the blankness. The labels for the existing trees on the adjacent specify that landscape
Such trees should be located at least every 40 feet on center. Target parcel,being utilized to meet some of requirements will not be met.
34 Landscaping along interior pedestrian ways: Revise the proposed landscape the street tree requirements,do not have They are note#5 and the note on
a.Medium trees should be planted parallel to all interior pedestrian schedule,landscape required and leaders that point to the tree symbols. the interior road and parking
ways. Such trees should be at least 2%inches caliper(measured six landscape provided to meet all area tree counts.
inches above the ground)and should be of a species common to the requirements and eliminate errors. The site plan shows utilities being realigned.
area. Such trees should be located at least every 25 feet on center. Some of those realignments are limiting the Add trees in the two parking
35 Landscaping of parking areas: Add shrubs on the east side of the areas available for the required landscaping. islands adjacent to the main
a.Large trees should align the perimeter of parking areas,located 40 building to further mitigate However,a proposed sewer line was revised to entrance and in the middle
feet on center. blankness. allow one more tree in an island. parking lot island on the far side
Trees should be planted in the interior of parking areas at the rate of of the west parking lot behind
one tree for every 10 parking spaces provided and should be evenly Limit the number of proposed There are notes below the landscaping the light pole to meet the interior
distributed throughout the interior of the parking area. plants for any one species to 25% calculations that state that some of the tree requirement.
b.Trees required by the preceding paragraph should measure 2% of the total proposed for that plant landscaping requirements will not be met.
inches caliper(measured six inches above the ground); should be type(tree,shrub). These requirements must be met. Limit the number of proposed
evenly spaced;and should be of a species common to the area. Such plants for any one species to
trees should be planted in planters or medians sufficiently large to Ensure that any loading,service The trees along the perimeter of the parking lot 25%of the total proposed for
maintain the health of the tree and shall be protected by curbing. or storage area and ground level can be utilized to meet the street tree that plant type(tree,shrub).
c. Shrubs should be provided as necessary to minimize the parking mechanical equipment is screened requirement when the parking lot perimeter is Reduce the percentage of
area's impact on Entrance Corridor streets. Shrubs should measure and integrated into the site with also the edge of the street. However,the sycamores.
24 inches in height. appropriate landscaping. perimeter trees cannot be utilized to meet the
36 Landscaping of buildings and other structures: Alternatively, specify if none are requirements for the interior tree requirement. Revise the proposed landscape
a. Trees or other vegetation should be planted along the front of long proposed. Consequently,insufficient trees are proposed schedule so that all trees, -
buildings as necessary to soften the appearance of exterior walls. within the parking lot. There are three parking including sassafras,have a
The spacing,size,and type of such trees or vegetation should be lot islands,two by the entrance and the middle minimum caliper of 2 '/z".
determined by the length,height,and blankness of such walls. island in the west parking lot,in which trees
b. Shrubs should be used to integrate the site,buildings,and other could be placed without impacting easements. Ensure that the proposed
structures;dumpsters,accessory buildings and structures;"drive landscaping does not conflict
thru"windows;service areas;and signs. Shrubs should measure at Landscaping has been revised along the base of with the mechanical equipment's
least 24 inches in height. the building to include trees and shrubs which location at the southwest corner
37 Plant species: will soften the appearance of exterior walls. of the building.
a.Plant species required should be as approved by the Staff based
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upon but not limited to the Generic Landscape Plan Recommended In the proposed landscape schedule there are a Ensure that any loading,service
Species List and Native Plants for Virginia Landscapes(Appendix total of 38 trees proposed. 11 of the trees are or storage area are screened and
D). Sycamore,which is more than 25%of the integrated into the site with
proposed trees. No single species should appropriate landscaping.
comprise more than 25%of any one plant type. Alternatively,specify if none are
proposed.
The proposed street trees do not match the
existing street trees on the other sides of the
streets.
The size of the proposed sassafras trees does
not meet the minimum caliper requirements.
The landscape plan shows shrubs in the same
location as the ground level mechanical
equipment.
No loading, service or storage areas are
specified on the plans. Shrubs should be used
to integrate and screen these areas if they are
provided.
38 Plant health: None. The plant heath note has been provided. None.
The following note should be added to the landscape plan:"All site
plantings of trees and shrubs shall be allowed to reach,and be
maintained at,mature height;the topping of trees is prohibited.
Shrubs and trees shall be pruned minimally and only to support the
overall health of the plant."
Development pattern and site grading
6 Site development should be sensitive to the existing natural See the other recommendations in The site is already graded and no trees remain None.
landscape and should contribute to the creation of an organized this report regarding building within the area of the proposed work,which is
development plan.This may be accomplished,to the extent details and textures. to the south and west of the existing interior
practical,by preserving the trees and rolling terrain typical of the road.
area;planting new trees along streets and pedestrian ways and
choosing species that reflect native forest elements;insuring that any The natural features of the pond,and the trees
grading will blend into the surrounding topography thereby creating along the access road that wrap around the
a continuous landscape;preserving,to the extent practical,existing pond,will somewhat mitigate the height of the
significant river and stream valleys which may be located on the site building when viewed diagonally across the
and integrating these features into the design of surrounding pond from the EC. The north elevation of the
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development;and limiting the building mass and height to a scale building has been revised to have additional
that does not overpower the natural settings of the site,or the detail and texture to minimize its massing and
Entrance Corridor. impact.
39 The relationship of buildings and other structures to the Entrance None. An existing sidewalk and travelway wraps None.
Corridor street and to other development within the corridor should around the pond creating a connection between
be as follows: the subject parcel,Timberwood Blvd.,
a.An organized pattern of roads,service lanes,bike paths,and Bojangle's and the vacant lot to the northwest.
pedestrian walks should guide the layout of the site.
b.In general,buildings fronting the Entrance Corridor street should Sidewalks have been proposed around three
be parallel to the street.Building groupings should be arranged to quarters of the hotel perimeter and have two
parallel the Entrance Corridor street. connections,including crosswalks and
c.Provisions should be made for connections to adjacent pedestrian handicapped ramps,to the existing sidewalk
and vehicular circulation systems. adjacent to the stormwater pond.
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 Grading
40 Site grading should maintain the basic relationship of the site to If existing trees are to be utilized The site was previously graded and natural Adjust the labels and symbols
surrounding conditions by limiting the use of retaining walls and by to meet requirements then show topography no longer exists. Minimal grading for the landscaping in the Target
shaping the terrain through the use of smooth,rounded land forms that them as preserved,provide the is proposed with the development. No lot so that the leaders for the
blend with the existing terrain. Steep cut or fill sections are generally signed conservation checklist,and retaining walls are proposed. Grade changes labels point to the symbol they
unacceptable.Proposed contours on the grading plan shall be rounded provide tree protection fencing are occurring across the building foundation are meant to identify.
with a ten foot minimum radius where they meet the adjacent throughout the grading, and along sidewalks and travelways.
condition.Final grading should achieve a natural,rather than landscaping and E&SC plan Provide a signed conservation
engineered,appearance.Retaining walls 6 feet in height and taller, sheets. The information provided on the existing trees checklist,and provide tree
when necessary,shall be terraced and planted to blend with the on the adjoining site to the south,which are protection fencing on the
landscape. needed to meet the street tree requirements grading, landscaping and E&SC
41 No grading,trenching,or tunneling should occur within the drip line of because of the utility easement conflicts on the plan sheets at-the south edge of
south side of the subject parcel,is incomplete. the property to protect the trees
any trees or other existing features designated for preservation in the
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final Certificate of Appropriateness.Adequate tree protection fencing The labels do not have leaders that point to on the Target lot.
should be shown on,and coordinated throughout,the grading, specific tree symbols. The trees will need to be
landscaping and erosion and sediment control plans. preserved,and appropriate measures shown on
42 Areas designated for preservation in the final Certificate of the plan.
Appropriateness should be clearly delineated and protected on the
site prior to any grading activity on the site.This protection should The site is drained directly to the existing
remain in place until completion of the development of the site. stormwater management pond.
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 drainage
patterns)should be incorporated into the finished site to the extent
possible.
Signs
Note that a separate sign Signage is reviewed and approved by separate Note that a separate sign
application will be required. submission. However, the following application will be required.
preliminary comments are provided.
One sign is shown on the east elevation of the
building and another sign is shown on the north
elevation of the building,both of which would
be visible from Route 29. The sign types
appear to be consistent with the EC guidelines.
The signs appears to have five colors. The use
of three colors or fewer is more appropriate for
signs in the Entrance Corridor. Additional
- colors may be approved if they contribute to a
balanced and unified sign design.
External illumination or no illumination is
preferred for sign graphics and logos.
In both cases the graphic appears over-scaled
in relation to the text of the sign.
SUMMARY OF RECOMMENDATIONS
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Staff recommends the following as the primary points of discussion:
1. The level of detail and landscaping on the north side of the building.
2. The landscaping of interior roads and parking areas.
3. The use of screening fencing for the rooftop mechanical equipment and the elevator tower.
Staff recommends approval with the following required conditions:
A Certificate of Appropriateness is required prior to final site plan approval.
1. Revise the window glass note. Ensure that the note is"Visible light transmittance(VLT)shall not drop below 40%. Visible light reflectance(VLR)shall not exceed 30%."
2. Specify the height above the parapet for any rooftop equipment and show the elevator tower on the elevations. Show rooftop screening for the mechanical equipment and elevator tower in
the building elevations.If a fence is proposed as the means of screening,include a detail in the drawings.
3. Ensure that the proposed landscaping does not conflict with the mechanical equipment's location at the southwest corner of the building.
4. Locate loading,service and storage areas on the plans. Show how visibility of these features will be eliminated.Alternatively,indicate that no such areas are proposed.
5. Add the standard mechanical equipment note to the architectural plans.
6. Provide an offsite planting easement to meet the EC landscape requirements.
7. Add a tree on the north side of the building. Because of the proximity to the building,a smaller tree type may be accepted.
8. Provide a signed conservation checklist,and provide tree protection fencing on the grading,landscaping and E&SC plan sheets at the south edge of the property to protect the trees on the
Target lot.
9. Adjust the labels and symbols for the landscaping in the Target parcel so that the leaders for the labels point to the symbol they are meant to identify.
10. Remove both of the notes that specify that landscape requirements will not be met. They are note#5 and the note on the interior road and parking area tree counts.
11. Add trees in the two parking islands adjacent to the main entrance and in the middle parking lot island on the far side of the west parking lot behind the light pole to meet the interior tree
requirement.
12. Limit the number of proposed plants for any one species to 25%of the total proposed for that plant type(tree,shrub). Reduce the percentage of sycamores.
13. Revise the proposed landscape schedule so that all trees,including sassafras,have a minimum caliper of 2 Vz".
14. Ensure that any loading, service or storage area are screened and integrated into the site with appropriate landscaping. Alternatively,specify if none are proposed.
15. Adjust the labels and symbols for the landscaping in the Target lot so that the leaders for the labels point to the symbol they are meant to identify.
16. Note that a separate sign application will be required.
Staff also recommends the following:
1. Consider adding additional trees(small trees are acceptable)on the south side of the building to count toward the street tree requirement.Ensure that the tree placement on the south side of
the building coordinates with the building's architecture.
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TABLE A
This report is based on the following submittal items:
Sheet# Drawing Name Drawing Date/Revision Date
Cl of 11 Final Site Plan-Cover Sheet 1/17/2017
C2 of 11 Final Site Plan—Proffers 1/17/2017
C3 of 11 Final Site Plan—Existing Conditions 1/17/2017
C4 of 11 Final Site Plan—Site Development Plan 1/17/2017
C5 of 11 Final Site Plan—Utility Plan 1/17/2017
C6 of 11 Final Site Plan—Grading Plan 1/17/2017
C7 of 11 Final Site Plan—Landscaping Plan 1/17/2017
C8 of 11 Final Site Plan—Lighting Plan 1/17/2017
C9 of 11 Final Site Plan—Water&Sewer Profiles 1/17/2017
C10 of 11 Final Site Plan—Water&Sewer Details 1/17/2017
Cl1 of 11 Final Site Plan—Stormwater Profiles&Details 1/17/2017
A1.1 Comfort Inn& Suites,Charlottesville,VA—First Floor Plan 4/17/17/7/7/17
A2 Comfort Inn&Suites,Charlottesville,VA—Typical Upper Floor 4/17/17/7/7/17
A4 Comfort Inn& Suites,Charlottesville,VA—Front and Rear Elevations 9/18/17/ 12/4/17
A5 Comfort Inn&Suites,Charlottesville,VA—Right and Left Side Elevations 9/18/17/12/4/17
A6 Comfort Inn&Suites,Charlottesville,VA—Roof Plan 4/17/17/7/7/17
Architectural Guide Specifications Section 08 81 00 Glass Glazing
Material Samples: STO EIFS — Toasted Almond PP 414-3; STO EIFS — Sawdust
SW 6158; STO EIFS — Navajo White SW 6126; Hardie Board Rain Screen —
Sawdust SW 6158; Statesville Brick — Red Royal; Workrite Colored Masonry
Cement—Riverstone WR-A2380;Tubelite 14000 series flush glaze window.
13
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Attachment A:ARB2017-72 Action Letter
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