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HomeMy WebLinkAboutARB202100117 Staff Report 2022-02-02ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2021-117: Overlook Hotel Initial Site Plan Review Type Second Review of an Initial Site Plan and Architectural Design 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 February 7, 2022 Staff Contact Khris Taggart PROJECT HISTORY DATE APPLICATION/REVIEW TYPE RESULT January 6, 2020 ARB2019-148 / Initial Site Plan The ARB did not recommend approval of the Initial Plan due to development issues arising from the tree conservation area and landscaping easements on the subject property. 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. November 15, 2021 ARB2021-117 / Initial Site Plan and The Board's review of the initial site plan resulted in similar recommendation to the one provided for ARB2019-148. The Board also provided Preliminary Review of Architecture preliminary comments on the architectural design and did not recommend approval of the special exception request to waive the ste back requirement. January 11, 2022 ZMA2020-13 / Zoning Map The Planning Commission forwarded a recommendation of approval of the rezoning to the Board of Supervisors with two additional recommendations Amendment (note: the PC reviewed no architectural designs): 1) Applicant to explore a pedestrian connection between this and the adjacent property; 2) Additional SE2021-16 / Special Exception landscaping to be added at the front of the property on Route 250. The Planning Commission also forwarded a recommendation of approval of SE2021- 16 to the Board of Supervisors with the recommendation that landscaping of substantial size be added at the front of the property (near Route 250) to mitigate the four-story height of the building. January 28, 2022 SE2021-16 / Special Exception Based on the revised architectural renderings dated December 22, 2021 showing a hotel with 3 stories above grade at the Route 250 frontage, Zoning has determined that the special exception to waive the stepback requirement is no longer necessary. Consequently, an ARB recommendation on the special exception is no longer needed. ANALYSIS Gray highlight = 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 RECOMMENDATIONS ISSUES 2/7/2022 RECOMMENDATIONS 11/15/2021 2/7/2022 GENERAL GUIDELINES Purpose, Compatibility with the character of the Entrance Corridor 1 The goal of the regulation of the design of Revise the architectural design The building has been revised to achieve a more coordinated design and a more Provide samples for all development within the designated Entrance to make the northern tower appropriate appearance for the EC. The two bays of windows and canopy over a new material and colors with the Corridors is to ensure that new development address the EC street and patio on the northern tower provide a face to the EC and improve the scale of the final site plan submittal. within the corridors reflects the traditional possibly form. architecture of the area. Therefore, it is the further conceal the eastern purpose of ARB review and of these retaining walls. Adjust the Greater coordination throughout the building design is provided by: brick used at the Guidelines, that proposed development within placement, height, materials ends, center and intermediate bays; brick across the base; and dark metal for the designated Entrance Corridors reflect and detailing of the tower cornices, center roof, and end and center canopies. The mass of the building is elements of design characteristic of the elements to achieve a more broken down by a switch from hipped roofs to flat roofs with cornices and bays of significant historical landmarks, buildings, and cohesive overall appearance for alternating heights and materials. However, material samples have not been provided structures of the Charlottesville and Albemarle the building. for review yet. area, and to promote orderly and attractive development within these corridors. Applicants The ARB does not recommend Human scale as seen from the street is enhanced by alternating materials, brick should note that replication of historic structures approval of eliminating the detailing, and the canopies. The grading in the area surrounding the end tower has is neither required nor desired. stepback requirement; however, an alternate design also been revised to give the appearance, as viewed from the EC, of a three-story building. 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience that does not include a these sites as ensembles of buildings, land, and stepback but establishes a As indicated in the History section above, the special exception to eliminate the vegetation. In order to accomplish the cohesive overall appearance for stepback requirement is no longer need. Significant revisions to building design and integration of buildings, land, and vegetation the building can be considered. form were made to address the stepback issue, but they were also needed to establish characteristic of these sites, the Guidelines an appropriate appearance for the EC, regardless of stepback requirements. The require attention to four primary factors: revisions made to the design of the tower, combined with the revised grading, compatibility with significant historic sites in sufficiently establish building design and scale that are appropriate for the EC. the area; the character of the Entrance Corridor; site development and layout; and landscaping. 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically significant buildings in the Charlottesville and Albemarle area. Photographs of historic buildings in the area, as well as drawings 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 North and West elevations November 15, 2021 in design to accommodate varying tastes as well as special functional requirements. c 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 I Entrance Corridor. Where a designated corridor i is substantially developed, these Guidelines require striking a careful balance between harmonizing new development with the existing 11 ' -, , ai: ---a. character of the corridor and achieving historic T compatibility with the significant sites in the area. 9 Building forms and features, including roofs, windows, doors, materials, colors and textures North and West elevations December 22, 2021 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 the building and site design. 14 Arcades, colonnades, or other architectural None. A single building is proposed, so a connecting device is not necessary. None. connecting devices should be used to unify groups of buildings within a development. 15 Trademark buildings and related features should None. While revisions have been made to forms and material in the building design, the None. be modified to meet the requirements of the core design is still consistent with examples of WoodSpring Suites buildings in other Guidelines. locations. 16 Window glass in the Entrance Corridors should Revise the architectural The line drawings have been revised to include the standard window glass note. None. not be highly tinted or highly reflective. Window drawings to include the glass in the Entrance Corridors should meet the standard window glass note. following criteria: Visible light transmittance (VLT) shall not drop below 40%. Visible light reflectance (VLR) shall not exceed 30%. Specifications on the proposed window glass should be submitted with the application for final review. Accessory structures and equipment 17 Accessory structures and equipment should be Revise the installation of the The applicant's response memo states that the PTACs will be flush mounted, but the Revise the architectural integrated into the overall plan of development PTACs to allow for flush architectural drawings do not note this change. drawings to include a note and shall, to the extent possible, be compatible mounting with the exterior regarding the flush with the building designs used on the site. wall. mounting of the PTAC units. 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these features will still have a negative visual impact on the Entrance Corridor street, screening should be provided to eliminate visibility. A. Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical equipment, f. Above -ground utilities, and g. Chain link fence, barbed wire, razor wire, and similar security fencing devices. 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist of. a. Walls, b. Plantings, and c. Fencing. 21 The following note should be added to the site None. The note appears on sheet C 1. None. plan and the architectural plan: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." Lighting General Guidelines 22 Light should be contained on the site and not None. Lighting spills over to adjacent properties but spillover does not exceed ordinance None. spill over onto adjacent properties or streets. requirements. 23 Light should be shielded, recessed or flush- None. The photometric plan shows fixtures that are full cutoff and lighting levels (19.9 fc) None. mounted to eliminate glare. All fixtures with below the Guideline's maximum. lamps emitting 3000 lumens or more must be full cutoff fixtures. 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 None. The color temperature for the proposed fixtures has been noted on the lighting plan None. with a warm soft glow, however, a consistent as warm white (3000K). appearance throughout a site or development is required. Consequently, if existing lamps that emit non -white light are to remain, new lamps may be required to match them. 26 Dark brown, dark bronze, or black are Include a note on the lighting A note has been added to the lighting that the 20' height of the pole -mounted light None. appropriate colors for free-standing pole plan indicating that the 20' fixtures includes the base. mounted light fixtures in the Entrance maximum height of the pole - Corridors. mounted light fixtures includes any base. 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 use of the site. Typically, the height of freestanding pole -mounted light fixtures in the Entrance Corridors should not exceed 20 feet, including the base. Fixtures that exceed 20 feet in height will typically require additional screening to achieve an appropriate appearance from the Entrance Corridor. 28 In determining the appropriateness of lighting fixtures for 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 None. The standard lighting note is on the site plan. None. lighting plan: "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." 30-31 Guidelines for the Use of Decorative Landscape None. No decorative lighting is proposed. None. Lighting Landscaping 7 The requirements of the Guidelines regarding Revise the landscape plan to Six evergreen trees have been added at the base of the lowest retaining wall on the Revise the landscape plan landscaping are intended to reflect the provide additional plantings west side of the site and a group of four evergreen and four deciduous trees has been to provide additional landscaping characteristic of many of the area's along the base of the retaining added west of the site entrance. An updated rendering shows existing trees on the evergreen trees along the significant historic sites which is characterized walls visible from the EC to adjacent parcel screening the view of the retaining walls from the EC; however, base of the retaining walls by large shade trees and lawns. Landscaping achieve a more appropriate offsite vegetation cannot be relied on to provide screening and the added landscaping visible from the EC to should promote visual order within the Entrance appearance. will not sufficiently mitigate the visual impacts without the offsite vegetation. The achieve a more appropriate Corridor and help to integrate buildings into the plan does not contain all site features within the parcel boundaries, and it does not appearance. existing environment of the corridor, provide on -site planting area sufficient to mitigate visual impacts of the retaining walls. With the current layout, easements will be required for grading, construction, 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant and landscaping. Those easements could include additional evergreen trees at the materials that share similar characteristics. Such base of the retaining walls to offset the anticipated visual impacts. common elements allow for more flexibility in the design of structures because common landscape features will 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 •, ; i = ' `` inches be ' above the ground) and should 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 Landscape Plan, Western Perimeter Landscaping. November 15, 2021 paragraph. The ornamental trees need not alternate one for one with the large shade trees. They be the large trees may planted among shade in a less regular spacing patter c. In situations where appropriate, a three or r• four board fence or low stone wall, typical of the area, should align the frontage of the few' Entrance Corridor `1 street. d. An area of sufficient width to accommodate the foregoing plantings and fencing should be d� v reserved parallel to the Entrance Corridor street, and exclusive of road right-of-way and utility u easements. Landscape Plan, Western Perimeter Landscaping. December 22, 2021 33 Landscaping along interior roads: None. 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: Revise the landscape plan to Grading and retaining wall layout have been revised along the east side of the None. a. Medium trees should be planted parallel to all provide adequate planting area property. A portion of the wall along the parking lot has been angled away from the interior pedestrian ways. Such trees should be at between the retaining wall and paving to create a planting area that includes a mix of deciduous trees and shrubs at least 2'/z inches caliper (measured six inches the walkway along the 12- the base of the wall. The wall reaches a height of 6' in this area. above the ground) and should be of a species space parking row. Provide common to the area. Such trees should be medium trees, 2'/2 caliper at located at least every 25 feet on center. planting, at 25' on center, in this plantingarea. Revise the site plan to include \, the height of the retaining wall located just east of the site entrance. � r - Landscape Plan, Frontage Landscaping. November 15, 2021 a � U v Landscape Plan, F%ronta e Landsca in . December 22, 2021 35 Landscaping of parking areas: Provide large perimeter The landscape plan has been revised to show large trees along the full extent of the Revise the site plan to a. Large trees should align the perimeter of parking lot trees, 2%" caliper at western perimeter of the parking area. However, a number of trees are shown in include a detail that shows parking areas, located 40 feet on center. Trees planting, at 40' on center. close proximity to retaining walls. Details on the retaining wall construction are the retaining walls will should be planted in the interior of parking needed to confirm that the walls will be able to support the proposed trees. support the proposed areas at the rate of one tree for every 10 parking Revise the landscape plan to perimeter parking area spaces provided and should be evenly provide 4 additional trees to The number of interior parking area trees has been increased by 4 to satisfy the trees. distributed throughout the interior of the meet the interior parking area requirement (12 interior trees). parking area. landscaping requirements. b. Trees required by the preceding paragraph should measure 2% inches caliper measured six inches above the ground); should be evenly spaced; and should be of a species common to the area. Such trees should be planted in planters or medians sufficiently large to maintain the health of the tree and shall be protected by curbing. c. Shrubs should be provided as necessary to minimize the parking area's impact on Entrance Corridor streets. Shrubs should measure 24 inches in height. 36 Landscaping of buildings and other structures: Revise the landscape plan to The plan has been revised to show four trees near the south end of the west elevation. None. a. Trees or other vegetation should be planted provide trees along the front of Two of these are large shade trees (Southern Magnolias), which will grow too big for along the front of long buildings as necessary to the building. the limited planting area next to the building. A species with a narrower spread soften the appearance of exterior walls. The would be more appropriate. No trees are shown near the north end of the west spacing, size, and type of such trees or elevation, but the nearby interior parking area trees are expected to provide some vegetation should be determined by the length, relief. height, and blankness of such walls. b. Shrubs should be used to integrate the site, buildings, and other structures; dumpsters, accessory buildings and structures; "drive thru" windows; service areas; and signs. Shrubs should measure at least 24 inches in height. 37 Plant species: Consider increasing the variety The revised landscape plan shows an increased variety of evergreen shrubs. None. a. Plant species required should be as approved of evergreen shrubs for by the Staff based upon but not limited to the increased plant health. Generic Landscape Plan Recommended Species List and Native Plants for Virginia Landscapes (Appendix D . 38 Plant health: None. 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 Show existing landscaping on The existing conditions plan has been updated to show existing landscaping and None. existing natural landscape and should contribute the existing conditions plan. landscaping that is to be removed. to the creation of an organized development 10 plan. This may be accomplished, to the extent Identify landscaping to be The landscape plan has been updated to show the previously approved landscaping practical, by preserving the trees and rolling removed. easement adjacent to the bank. A note has also been added on the landscape plan to terrain typical of the area; planting new trees indicate that the existing landscaping related to the bank site will be retained or along streets and pedestrian ways and choosing Provide landscaping to replaced in kind. species that reflect native forest elements; compensate for removed insuring that any grading will blend into the landscaping required to surrounding topography thereby creating a mitigate visual impacts of the continuous landscape; preserving, to the extent bank site. practical, existing significant river and stream valleys which may be located on the site and Revise landscape plan to match integrating these features into the design of the previously approved surrounding development; and limiting the landscaping in the landscape building mass and height to a scale that does not easement adjacent to the bank. overpower the natural settings of the site, or the Entrance Corridor. 39 The relationship of buildings and other Show existing wooded area on The existing conditions plan has been updated to show the existing wooded area on None. structures to the Entrance Corridor street and to the existing conditions plan. the plan. other development within the corridor should be as follows: a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks should guide the layout of the site. b. In general, buildings fronting the Entrance Corridor street should be parallel to the street. Building groupings should be arranged to parallel the Entrance Corridor street. c. Provisions should be made for connections to adjacent pedestrian and vehicular circulation systems. 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 32.5.2.n of the Albemarle County Zoning Ordinance apply, then improvements required by that section should n 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 Revise the landscape plan to A perspective view east of the site entrance has been provided. Trees and shrubs Indicate retaining wall relationship of the site to surrounding conditions mitigate the visual impacts of have been added east of the entrance to the site and at the base of the lowest retaining color(s) on the plan. A by limiting the use of retaining walls and by the terraced retaining walls. wall on the west side of the site where planting area was available. The rendering has physical sample may be shaping the terrain through the use of smooth, also been updated to illustrate the existing trees on the adjacent parcel. necessary for review. rounded landforms that blend with the existing Indicate retaining wall terrain. Steep cut or fill sections are generally material(s) and color(s) on the The block color for the retaining walls has not been noted on the plans. Revise the plan to include a unacceptable. Proposed contours on the grading plan. A physical sample may detail for a decorative plan shall be rounded with a ten -foot minimum be necessary for review. The layout of the retaining wall along the 12-space parking row has been revised to guard rail for the retaining radius where they meet the adjacent condition. Revise the landscape plan to provide a planting area at the base of the wall. Plant species are not indicated on the walls. Final grading should achieve a natural, rather than provide medium trees and updated landscape plan but what appear to be a mixture of trees and shrubs are engineered, appearance. Retaining walls 6 feet in shrubs at the base of the shown at the base of the wall. height and taller, when necessary, shall be retaining wall along the 12- terraced and planted to blend with the landscape. space parking row. The discrepancies in the landscape schedule have been addressed. Revise the landscape schedule The applicant's response memo indicates that landscape, grading, and construction to accurately reflect proposed easements will be required and obtained prior to final site approval. species and quantities. The plan has been updated to indicate the Midwest Guardrail System in a rustic Maintain all landscaping and brown finish will be used for the retaining wall guardrails. This guardrail is retaining walls on site or utilitarian in nature and will not have an appropriate appearance for the EC. A provide off -site landscape, simple, but more decorative, railing like the one used at the Pantops Comer retaining grading, and construction wall would be appropriate. easements. Provide a perspective view that shows the retaining wall east of the site entrance with those at the north end of the building. Add trees at the base of the lowest retaining wall on the west side of the site where lantin area is available. 12 Revise the site plan to include details on the guardrails for the retaining walls. Standard utilitarian guardrails will not be appropriate. 41 No grading, trenching, or tunneling should occur Show existing trees on the The existing conditions plan has been updated to show the existing tree line and None. within the drip line of any trees or other existing existing conditions plan. grading and landscape plans have been updated to show tree protection fencing along features designated for preservation in the final the tree line that is to remain. Certificate of Appropriateness. Adequate tree Show areas designated for protection fencing should be shown on, and preservation, if any, on the site coordinated throughout, the grading, landscaping plan. Maintain grading outside and erosion and sediment control plans. the driplines of trees to remain. Show tree protection fencing 42 Areas designated for preservation in the final Certificate of Appropriateness should be clearly on, and coordinated throughout, delineated and protected on the site prior to any the grading, landscaping, and grading activity on the site. This protection erosion and sediment control should remain in place until completion of the plans. development of the site. 43 Preservation areas should be protected from storage or movement of heavy equipment within this area. 20 Surface runoff structures and detention ponds None. The stormwater features are proposed underground. None. should be designed to fit into the natural topography to avoid the need for screening. When visible from the Entrance Corridor street, these features must be fully integrated into the landscape. They should not have the appearance of engineered features. 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent possible. Signs Please note separate sign While signage is reviewed and approved by separate submission, the following Please note separate sign applications are required for all comments provided with the initial review still apply: applications are required proposed signs. Provide with for all proposed signs. the sign applications physical The yellow -green color shown for a portion of the letters and graphic of the wall sign Provide with the sign samples of the colors proposed appear very intense and may not be appropriate for the EC. Color samples will be applications physical for the signs. needed for review. samples of the colors ro osed for the si 13 SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Proposed building forms and distribution of materials. 2. The extent of retaining walls; the degree of mitigation provided by proposed landscaping. Staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee: • 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: • The ARB recommends approval of the Initial Plan with the assumption that the development issues arising from the tree conservation and landscaping easements on the subject property are resolved. • 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. Provide samples for all material and colors with the final site plan submittal. 2. Revise the architectural drawings to include a note regarding the flush mounting of the PTAC units. 3. Revise the landscape plan to provide additional evergreen trees along the base of the retaining walls visible from the EC to achieve a more appropriate appearance. 4. Revise the site plan to include a detail that shows the retaining walls will support the proposed perimeter parking area trees. 5. Indicate retaining wall color(s) on the plan. A physical sample may be necessary for review. 6. Revise the plan to include a detail for a decorative guard rail for the retaining walls. 7. 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. ATTACHMENTS • Attach. L• ARB2021-117: Overlook Hotel Comment Letter • Attach. II: ARB2021-117: Overlook Hotel Initial Site Plan • Attach. III: ARB2021-117: Overlook Hotel ARB Preliminary Submission Package • Attach. IV: ARB2021-117: Overlook Hotel Elevation Drawings 14