HomeMy WebLinkAboutARB202100117 Staff Report 2021-11-10ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2021-117: Overlook Hotel Initial Site Plan
Review Type
Initial Site Plan and Preliminary Review of Architecture
Parcel Identification
07800-00-00-073A7
Location
The south side of Rt. 250 East approximately 250' west of the Hansen Rd./Rt. 250 intersection (See Figure 1.)
Zoned
Planned Development Mixed Commercial (PDMC), Entrance Corridor (EC)
Owner/Applicant
WS Four LLC/Design Develop LLC (Kevin Schafer)
Magisterial District
Rivanna
Proposal
To construct a four-story hotel in addition to associated site improvements.
Context
The subject property is comprised of a single vacant parcel. Another vacant parcel is adjacent to the west. The area is characterized by a mix of residential and commercial
development (Figure 1).
Visibility
The proposed development will be readily visible from the Entrance Corridor.
ARB Meeting Date
November 15, 2021
Staff Contact
Khris Taggart
PROJECT HISTORY
The ARB reviewed ARB2019-148, an initial site plan for the site, on January 6, 2020 and recommended approval of the plan with a condition related to resolving the development issues arising from the tree
conservation area and landscaping easements on the subject property (Attach. 5). A subsequent review of ZMA2002-08 revealed that the application plan must be amended to allow the hotel use and to resolve the
tree conservation area and landscape easements issues. The applicant is also requesting a special exception to modify the stepback requirement. Those requests (ZMA2020-13, SE2021-16) are currently under
review.
ANALYSIS
ht Gray highlig=means the guideline can't be reviewed at initial site plan stage, but recommendations can be provided for final
Yellow highlight = means the guideline can only be reviewed for location/configuration at the initial plan stage
Regular text = means the guideline can be reviewed at initial plan stage, can be made a condition of initial plan approval, and can be the basis for denial
REF
GUIDELINE
ISSUES
RECOMMENDATIONS
GENERAL GUIDELINES
Purpose, Conralibility with the character of the Entrance Corridor
1
The goal of the regulation of the design of development within the designated Entrance
This portion of the Rt. 250 Entrance Corridor includes a mixture of
Adjust the placement, height, materials
Corridors is to ensure that new development within the corridors reflects the traditional
small- and large-scale commercial and service buildings of varying
and detailing of the tower elements to
architecture of the area. Therefore, it is the purpose of ARB review and of these
styles and forms that largely use brick as the primary building
achieve a more cohesive overall
Guidelines, that proposed development within the designated Entrance Corridors
material. The brick along the base of the building is a tie to a
appearance for the building.
reflect elements of design characteristic of the significant historical landmarks,
traditional building material in the county and the articulation along
buildings, and structures of the Charlottesville and Albemarle area, and to promote
the front of the building helps to break up the mass of building.
Staff do not recommend approval of
orderly and attractive development within these corridors. Applicants should note that
However, the overall design does not have a strong connection to
eliminating the stepback requirement.
replication of historic structures is neither required nor desired.
the historic architecture of the area.
An alternate design that does not
include a stepback but establishes a
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
The flat -roofed tower elements present at the ends of the building
cohesive overall appearance for the
accomplish the integration of buildings, land, and vegetation characteristic of these
detract from a cohesive overall appearance. The height, placement,
building can be considered.
sites, the Guidelines require attention to four primary factors: compatibility with
detailing, and roof form of these elements do not have a
significant historic sites in the area; the character of the Entrance Corridor; site
comfortable relationship with the main building, resulting in a
development and layout; and landscaping.
disjointed appearance that is further highlighted on the EC side by
the Hardie siding insert. Likely added to relieve blankness, the
3
New structures and substantial additions to existing structures should respect the
traditions of the architecture of historically significant buildings in the Charlottesville
insert emphasizes the lack of coordination and detail. Adjusting the
and Albemarle area. Photographs of historic buildings in the area, as well as drawings
placement, height, materials, and detailing of the tower elements
of architectural features, which provide important examples of this tradition are
could result in a more cohesive appearance.
contained in Appendix A.
In this zoning district, this 4-story building requires a 15' stepback
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
above the third story on the street -facing elevation. The applicant
impose a rigid design solution for new development. Replication of the design of the
has requested a Special Exception to eliminate this requirement.
important historic sites in the area is neither intended nor desired. The Guideline's
Incorporating a stepback on the EC elevation would reduce the
standard of compatibility can be met through building scale, materials, and forms
mass of the tower element and provide an opportunity to revise the
which may be embodied in architecture which is contemporary as well as traditional.
building design to achieve a more cohesive whole.
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 pattern of compatible
architectural characteristics throughout the Entrance Corridor in order to achieve unity
and coherence. Building designs should demonstrate sensitivity to other nearby
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
compatibility with the significant historic sites in the area.
9
Building forms and features, including roofs, windows, doors, materials, colors and
textures should be compatible with the forms and features of the significant historic
buildings in the area, exemplified by (but not limited to) the buildings described in
Appendix A [of the design guidelines]. The standard of compatibility can be met
through scale, materials, and forms which may be embodied in architecture which is
contemporary as well as traditional. The replication of important historic sites in
Albemarle County is not the objective of these guidelines.
10
Buildings should relate to their site and the surrounding context of buildings.
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.
11
The overall design of buildings should have human scale. Scale should be integral to
As viewed from the EC, the brick base will help create a sense of
the building and site design.
human scale on site, but the end tower has a monumental character.
14
Arcades, colonnades, or other architectural connecting devices should be used to unify
A single building is proposed, so a connecting device is not
None.
groups of buildings within a development.
necessary.
15
Trademark buildings and related features should be modified to meet the requirements
Sheet 8 of the architectural plans illustrates a variety of
None.
of the Guidelines.
WoodSpring Suites buildings constructed throughout the country.
Though materials and colors vary, and end elevations exhibit
alternate treatments, the design of the core of the building is
consistent in most of the examples and in the design proposed for
Albemarle.
16
Window glass in the Entrance Corridors should not be highly tinted or highly reflective.
The line drawings include an outdated window glass note.
Revise the architectural drawings to
Window glass in the Entrance Corridors should meet the following criteria: Visible
include the standard window glass
light transmittance (VLT) shall not drop below 40%. Visible light reflectance (VLR)
note.
shall not exceed 30%. Specifications on the proposed window glass should be
submitted with the a lication or nal review.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into the overall plan of
A note on the architectural submission states that 132 Packaged
Revise the installation of the PTACs to
development and shall, to the extent possible, be compatible with the building designs
Terminal Air Conditioners (PTAC) are the only mechanical
allow for flush mounting with the
used on the site.
equipment on site. These project from the exterior wall resulting in
vents that will be readily visible from the EC. Similar vents on
exterior wall.
18
The following should be located to eliminate visibility from the Entrance Corridor street.
If, after appropriate siting, these features will still have a negative visual impact on the
other ARB-approved hotels have typically been flush with the
Entrance Corridor street, screening should be provided to eliminate visibility. a. Loading
surrounding wall and matching it in color.
areas, b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical equipment,
f. Above -ground utilities, and g. Chain link fence, barbed wire, razor wire, and similar
A dumpster pad is shown towards the rear of the site. The dumpster
security fencing devices.
enclosure details show a thin brick that matches one of the materials
used in the building design.
19
Screening devices should be compatible with the design of the buildings and
surrounding natural vegetation and may consist of. a. Walls, b. Plantings, and c.
Fencing.
21
The following note should be added to the site plan and the architectural plan: "Visibility
The note appears on sheet C 1.
None.
of all mechanical equipment from the Entrance Corridor shall be eliminated."
Lighting
General Guidelines
22
Light should be contained on the site and not spill over onto adjacent properties or
Lighting spills over to adjacent properties but spillover does not
None.
streets.
exceed ordinance requirements.
23
Light should be shielded, recessed or flush -mounted to eliminate glare. All fixtures
The photometric plan shows fixtures that are full cutoff and lighting
None.
with lamps emitting 3000 lumens or more must be full cutoff fixtures.
levels (19.9 fc) below the Guideline's maximum.
24
Light levels exceeding 30 footcandles are not 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 light with a warm soft glow; however, a
The color temperature for the proposed fixtures has been noted on
None.
consistent appearance throughout a site or development is required. Consequently, if
the lighting plan as warm white (3000K).
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 appropriate colors for free-standing pole
The color of the lighting fixtures has been indicated on the plans as
Include a note on the lighting plan
mounted light fixtures in the Entrance Corridors.
black.
indicating that the 20' maximum height
of the pole -mounted light fixtures
27
The height and scale of freestanding, pole -mounted light fixtures should be compatible
with the height and scale of the buildings and the sites they are illuminating, and with
The mounting height of the pole fixture has been indicated on the
includes any base.
the use of the site. Typically, the height of freestanding pole -mounted light fixtures in
plans as 20'. However, it is unclear if bases are proposed.
the Entrance Corridors should not exceed 20 feet, including the base. Fixtures that
exceed 20 feet in height will typically require additional screening to achieve an
appropriate appearance from the Entrance Corridor.
28
In determining the appropriateness of lighting fixtures for the Entrance Corridors, the
individual context of the site will be taken into consideration on a case -by -case basis.
29
The following note should be included on the lighting plan: "Each outdoor luminaire
The standard lighting note is on the site plan.
None.
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 or the Use o Decorative Landscape Lighting
No decorative lighting is proposed.
None.
Landscaping
7
The requirements of the Guidelines regarding landscaping are intended to reflect the
Due to the narrowness of the frontage along the EC, a standard row
Revise the landscape plan to provide
landscaping characteristic of many of the area's significant historic sites which is
of large shade/ornamental trees is not feasible. The plan shows a
additional plantings along the base of
characterized by large shade trees and lawns. Landscaping should promote visual order
group of two large shade trees and ornamental trees on both sides of
the retaining walls visible from the EC
within the Entrance Corridor and help to integrate buildings into the existing
the entrance drive to the site. The perspective renderings confirm
to achieve a more appropriate
environment of the corridor.
that the proposed retaining walls will have a significant visual
appearance.
8
Continuity within the Entrance Corridor should be obtained by planting different types
impact on the EC. More coordination among the retaining walls and
of plant materials that share similar characteristics. Such common elements allow for
plantings will be important for integrating this development into the
more flexibility in the design of structures because common landscape features will
EC.
help to harmonize the appearance of development as seen from the street upon which
the Corridor is centered.
32
Landscaping along the frontage of Entrance Corridor streets should include the
following:
a. Large shade trees should be planted parallel to the Entrance Corridor Street. Such
trees should be at least 3% inches caliper (measured 6 inches above the ground) and
should be of a plant species common to the area. Such trees should be located at least
every 35 feet on center.
b. Flowering ornamental trees of a species common to the area should be interspersed
among the trees required by the preceding paragraph. The ornamental trees need not
alternate one for one with the large shade trees. They may be planted among the large
shade trees in a less regular spacing pattern.
c. In situations where appropriate, a three or four board fence or low stone wall, typical
of the area, should align the frontage of the Entrance Corridor street.
d. An area of sufficient width to accommodate the foregoing plantings and fencing
should be reserved parallel to the Entrance Corridor street, and exclusive of road right-
of-way and utility easements.
33
Landscaping along interior roads:
No interior roads are present in this site.
None.
a. Large trees should be planted parallel to all interior roads. Such trees should be at
least 2% inches caliper (measured six inches above 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:
A sidewalk runs from Rt. 250 to and around the building. The
Revise the landscape plan to provide
a. Medium trees should be planted parallel to all interior pedestrian ways. Such trees
frontage trees double as interior pedestrian way trees near the
adequate planting area between the
should be at least 2% inches caliper (measured six inches above the ground) and should
entrance to the site. A retaining wall runs along a portion of the
retaining wall and the walkway along
be of a species common to the area. Such trees should be located at least every 25 feet
sidewalk near the site entrance. The height is not noted on the plan,
the 12-space parking row. Provide
on center.
but the renderings show the wall at about 5'tall. A mixture of large
medium trees, 2% caliper at planting, at
shade and ornamental trees is shown at the top of this wall, but no
25' on center, in this planting area.
landscaping is provided at the base. Medium trees along the base of
this wall would help to mitigate its appearance as viewed from the
Revise the site plan to include the
EC.
height of the retaining wall located just
east of the site entrance.
35
Landscaping of parking areas:
The trees along the west side of the parking area exceed the spacing
Provide large perimeter parking lot
a. Large trees should align the perimeter of parking areas, located 40 feet on center.
requirement in several locations the rear of the site has no perimeter
trees, 2'/z" caliper at planting, at 40' on
Trees should be planted in the interior of parking areas at the rate of one tree for every
trees, and the extent of retaining walls and their proximity to the
center.
10 parking spaces provided and should be evenly distributed throughout the interior of
parking lot limits planting area. The site layout was not designed to
the parking area.
meet the landscaping requirements.
Revise the landscape plan to provide 4
b. Trees required by the preceding paragraph should measure 2Vi inches caliper
additional trees to meet the interior
(measured six inches above the ground); should be evenly spaced; and should be of a
There are 119 parking spaces. This requires 12 interior parking area
parking area landscaping requirements.
species common to the area. Such trees should be planted in planters or medians
trees. Currently there are 8 interior trees proposed, so 4 additional
sufficiently large to maintain the health of the tree and shall be protected by curbing.
trees are needed to meet the requirement.
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.
Meeting the parking area landscaping guidelines is particularly
important here due to the significant visual impacts resulting from
the size of the building and the extensive retaining walls.
36
Landscaping of buildings and other structures:
There is currently no landscaping shown along the perimeter of the
Revise the landscape plan to provide
a. Trees or other vegetation should be planted along the front of long buildings as
building on the landscaping plan. Trees along the front of the
trees along the front of the building.
necessary to soften the appearance of exterior walls. The spacing, size, and type of such
building could help to further break up the long elevation visible
trees or vegetation should be determined by the length, height, and blankness of such
from the EC.
walls.
b. Shrubs should be used to integrate the site, buildings, and other structures;
dumpsters, accessory buildings and structures; "drive thru" windows; service areas; and
signs. Shrubs should measure at least 24 inches in height.
37
Plant species:
The proposed plants are on the recommended species list but three
Consider increasing the variety of
a. Plant species required should be as approved by the Staff based upon but not limited
types of evergreens are proposed for the total quantity of shrubs.
evergreen shrubs for increased plant
to the Generic Landscape Plan Recommended Species List and Native Plants for
This lack of diversity does not support a healthy landscape.
health.
Virginia Landscapes (Appendix D .
38
Plant health:
The plant health note is present on the plan.
None.
The following note should be added to the landscape plan: "All site plantings of trees and
shrubs shall be allowed to reach, and be maintained at, mature height; the topping of
trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the
overall health of theplant."
Site Development and layout
6
Site development should be sensitive to the existing natural landscape and should
There are existing trees towards the rear of the subject property;
Show existing landscaping on the
contribute to the creation of an organized development plan. This may be
however, no existing tree lines are shown on the existing conditions
existing conditions plan. Identify
accomplished, to the extent practical, by preserving the trees and rolling terrain typical
plan.
landscaping to be removed.
of the area; planting new trees along streets and pedestrian ways and choosing species
that reflect native forest elements; insuring that any grading will blend into the
There are three easements on the subject parcel - a tree conservation
Provide landscaping to compensate for
surrounding topography thereby creating a continuous landscape; preserving, to the
area and two landscaping easements. The landscape easement along
removed landscaping required to
extent practical, existing significant river and stream valleys which may be located on
the western perimeter of the site and the tree conservation easement
mitigate visual impacts of the bank
the site and integrating these features into the design of surrounding development; and
towards the middle of the site will be removed if the rezoning
site.
limiting the building mass and height to a scale that does not overpower the natural
amendment is approved. The landscape easement along the
settings of the site, or the Entrance Corridor.
southeastern portion of the site was the result of the requirement to
mitigate the visual impacts of the adjacent drive-thru and related
travelways to the east (SunTrust Bank). The boundaries of this
easement are shown throughout the site plan. However, existing
landscaping within the easement is not shown on the existing
conditions pIan.
39
The relationship of buildings and other structures to the Entrance Corridor street and to
The site is accessed from Rt. 250, which has a sidewalk. The
Show existing wooded area on the
other development within the corridor should be as follows:
travelway and parking areas have an organized pattern.
existing conditions plan.
a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks should
The proposed building is not situated parallel to the EC and it is set
guide the layout of the site.
back approximately 180' from the right-of-way. This deep setback
b. In general, buildings fronting the Entrance Corridor street should be parallel to the
is not consistent with adjacent properties. However, the parcel has a
street. Building groupings should be arranged to parallel the Entrance Corridor street.
very narrow frontage and an odd overall shape. These factors limit
c. Provisions should be made for connections to adjacent pedestrian and vehicular
options for developing the site with a single building.
circulation systems.
d. Open spaces should be tied into surrounding areas to provide continuity within the
No pedestrian or vehicular connections to Abbey Road are
Entrance Corridor.
proposed.
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
Towards the rear of the site there is an existing wooded area, but it
features should be reflected in the site layout. If the provisions of Section 32.5.2.n of
is not shown on the existing conditions plan.
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
Views around the site are not expected to be negatively impacted.
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 surrounding conditions by
The proposed development relies on significant grading and
Revise the landscape plan to mitigate
limiting the use of retaining walls and by shaping the terrain through the use of smooth,
extensive use of retaining walls. On the west side of the site wall
the visual impacts of the terraced
rounded landforms that blend with the existing terrain. Steep cut or fill sections are
heights are primarily 6' at the north end and 10' at the south end.
retaining walls.
generally unacceptable. Proposed contours on the grading plan shall be rounded with a
Alternating rows of inkberry holly and Northern bayberry, 24" in
ten -foot minimum radius where they meet the adjacent condition. Final grading should
height at planting, are shown at the base of these walls (consistently
Indicate retaining wall material(s) and
achieve a natural, rather than engineered, appearance. Retaining walls 6 feet in height and
at the north end of the site, less so at the south). These are slow- to
color(s) on the plan. A physical sample
taller, when necessary, shall be terraced and planted to blend with the landscape.
moderate -growing shrubs, 5' to 15' at maturity. The bayberry is
may be necessary for review.
semi -evergreen. Given these factors, visual impacts from the walls
may not be fully mitigated. Trees mixed in with the shrubs would
Revise the landscape plan to provide
be best to mitigate the appearance of three tiers of 6'- and 10'-tall
medium trees and shrubs at the base of
walls, but the 3' planting area between walls is insufficient to
the retaining wall along the 12-space
accommodate trees. There appears to be some limited planting area
parking row.
available at the base of the lowest tier near where the parcel line
turns to the east.
Revise the landscape schedule to
accurately reflect proposed species and
There is another retaining wall just east of the site entrance, running
quantities.
parallel to the parking lot. A mixture of large shade and ornamental
trees are shown at the top of this wall, but no landscaping is
Maintain all landscaping and retaining
rovided at the southern end of the base. Medium trees, as
walls on site or provide off -site
mentioned in Guideline #34, and shrubs along the base of this wall
landscape, grading, and construction
could help to mitigate its appearance from the EC.
easements.
Tiered retaining walls are proposed along the east side of the site
Provide a perspective view that shows
adjacent to the hotel, extending southward and curving around the
the retaining wall east of the site
north end of the building. The walls at the north end contribute to
entrance with those at the north end of
the service appearance of the EC -facing elevation. It is not clear
the building.
how visible these walls will be from the EC.
Add trees at the base of the lowest
A retaining wall is also proposed along the north end of the west
retaining wall on the west side of the
side of the building. This wall may not have significant visual
site where planting area is available.
impact on the street but it contributes, with the wall at the east side
of the site entrance and the walls curving around the north
Revise the site plan to include details
elevation, to a focus on engineered site elements near the EC.
on the guardrails for the retaining
Revisions to better integrate landscaping with the walls in this area
walls. Standard utilitarian guardrails
would be appropriate. A perspective showing these walls in a single
will not be appropriate.
view would be helpful.
Some plant symbols are drawn on top of retaining walls, quantities
shown in the planting schedule do not reflect what is shown on the
landscape plan, and a plant symbol on the plan is not reflected in
the schedule.
The submittal notes stone cut segmented block for the retaining
walls and the renderings show a block color that is light in nature.
Due to the significant visual impact of the retaining walls, a darker
earth -tone would be more appropriate. Material and color samples
may be needed.
Portions of the retaining walls on the west side of the site extend
onto the adjacent parcel.
Note that guardrails will be required for some of the retaining walls
although they are not shown in the renderings. Standard utilitarian
azdralls will not be appropriate. A detail is need in the site plan.
41
No grading, trenching, or tunneling should occur within the drip line of any trees or other
There are existing trees towards the rear of the site, but no existing
Show existing trees on the existing
existing features designated for preservation in the final Certificate of Appropriateness.
tree lines are shown on the existing conditions plan. The landscape
conditions plan.
Adequate tree protection fencing should be shown on, and coordinated throughout, the
plan shows a tree line that is to remain, but no tree protection
grading, landscaping and erosion and sediment control plans.
fencing is shown on the plans.
Show areas designated for
preservation, if any, on the site plan.
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.
Maintain grading outside the driplines
This protection should remain in place until completion of the development of the site.
of trees to remain. Show tree protection
fencing on, and coordinated throughout,
43
Preservation areas should be protected from storage or movement of heavy equipment
within this area.
the grading, landscaping, and erosion
and sediment control plans.
20
Surface runoff structures and detention ponds should be designed to fit into the natural
The stormwater features are proposed underground.
None.
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.
44
Natural drainage patterns (or to the extent required, new drainage patterns) should be
incorporated into the finished site to the extent possible.
Signs
Signage is reviewed and approved by separate submission.
Please note separate sign applications
However, the following preliminary comments are provided:
are required for all proposed signs.
Provide with the sign applications
The ARB may require that the color and scale of standard templates
physical samples of the colors
for trademarks, service marks, corporate logos and graphics be
proposed for the signs.
modified.
The yellow -green color shown for a portion of the letters and
graphic appear very intense and may not be appropriate for the EC.
Color samples will be needed for review.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Proposed building forms and distribution of materials.
2. Orientation of the proposed building from the Entrance Corridor.
3. The extent of retaining walls; the degree of mitigation provided by proposed landscaping.
4. Combined impact of the significant amount of retaining walls and the reduced number of interior and perimeter parking lot trees.
Staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee:
Regarding the Special Exception Request:
Staff does not recommend approval of eliminating the stepback requirement. An alternate design that does not include a stepback but establishes a cohesive overall appearance for the building can
be considered.
• Regarding requirements to satisfy the design guidelines as per § 18-30.6.4c(2), (3) and (5) and recommended conditions of initial plan approval:
o Prior to Initial Plan approval the following items shall be resolved to the satisfaction of the ARB:
• Resolve the development issues arising from the tree conservation and landscaping easements on the subject property.
10
• Regarding recommendations on the plan as it relates to the guidelines: None.
• Regarding conditions to be satisfied prior to issuance of a grading permit:
o Maintain grading outside the driplines of trees to remain. Show tree protection fencing on, and coordinated throughout, the grading, landscaping, and erosion and sediment control plans.
• Regarding the final site plan submittal:
A Certificate of Appropriateness is required prior to final site plan approval. The following items and all items on the ARB Final Site Plan Checklist must be addressed:
1. Adjust the placement, height, materials and detailing of the tower elements to achieve a more cohesive overall appearance for the building.
2. Revise the architectural drawings to include the standard window glass note.
3. Revise the installation of the PTACs to allow for flush mounting with the exterior wall.
4. Include a note on the lighting plan indicating that the 20' maximum height of the pole -mounted light fixtures includes any base.
5. Revise the landscape plan to provide additional plantings along the base of the retaining walls visible from the EC to achieve a more appropriate appearance.
6. Revise the landscape plan to provide adequate planting area between the retaining wall and the walkway along the 12-space parking row. Provide medium trees, 2% caliper at planting, at 25' on
center, in this planting area.
7. Revise the site plan to include the height of the retaining wall located just east of the site entrance.
8. Provide large perimeter parking lot trees, 2'/z" caliper at planting, at 40' on center.
9. Revise the landscape plan to provide 4 additional trees to meet the interior parking area landscaping requirements.
10. Revise the landscape plan to provide trees along the front of the building.
11. Consider increasing the variety of evergreen shrubs for increased plant health.
12. Show existing landscaping on the existing conditions plan. Identify landscaping to be removed.
13. Provide landscaping to compensate for removed landscaping required to mitigate visual impacts of the bank site.
14. Show existing wooded area on the existing conditions plan.
15. Revise the landscape plan to mitigate the visual impacts of the terraced retaining walls.
16. Indicate retaining wall material(s) and color(s) on the plan. A physical sample may be necessary for review.
17. Revise the landscape plan to provide medium trees and shrubs at the base of the retaining wall along the 12-space parking row.
18. Revise the landscape schedule to accurately reflect proposed species and quantities.
19. Maintain all landscaping and retaining walls on site or provide oft -site landscape, grading, and construction easements.
20. Provide a perspective view that shows the retaining wall east of the site entrance with those at the north end of the building.
21. Add trees at the base of the lowest retaining wall on the west side of the site where planting area is available.
22. Revise the site plan to include details on the guardrails for the retaining walls. Standard utilitarian guardrails will not be appropriate.
23. Show existing trees on the existing conditions plan.
24. Show areas designated for preservation, if any, on the site plan. Maintain grading outside the driplines of trees to remain. Show tree protection fencing on, and coordinated throughout, the grading,
landscaping, and erosion and sediment control plans.
25. Please note separate sign applications are required for all proposed signs. Provide with the sign applications physical samples of the colors proposed for the signs.
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ATTACHMENTS
• Attach. 1: ARB2021-117: Overlook Hotel Initial Site Plan
• Attach. 2: ARB2021-117: Overlook Hotel ARB Preliminary Submission Package
• Attach. 3: ARB2021-117: Overlook Hotel Elevation Drawings
• Attach. 4: ARB2019-148: Overlook Hotel Initial Site Plan ARB Meeting Materials (January 6, 2020)
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