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HomeMy WebLinkAboutARB202200048 Staff Report 2022-06-29ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2022-48: Overlook Hotel Final Site Plan Review Type Review of a Final 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 July 5, 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 a hotel use on the property 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 a similar recommendation to the one provided for ARB2019-148. The Board also Preliminary Review of Architecture provided 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 Amendment The Planning Commission forwarded a recommendation of approval of the rezoning to the Board of Supervisors with two additional SE2021-16 / Special Exception recommendations (note: the PC reviewed no architectural designs): 1) Applicant to explore a pedestrian connection between this and the adjacent property; 2) Additional 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 is 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. February 7, 2022 ARB2021-117 / Second Review of an The ARB recommended approval of the revised Initial Plan with the assumption that the development issues arising from the tree Initial Site Plan and Architectural Design conservation and landscaping easements on the subject property are resolved. The Board also provided comments on the revised architectural design. Figure 1: County GIS map highlighting subject property. ANALYSIS REF GUIDELINE RECOMMENDATION ISSUES 7/5/2022 RECOMMENDATI S 2/7/2022 ONS 7/5/2022 GENERAL GUIDELINES Pn ose, Compadbility with the character of the Entrance Corridor I The goal of the regulation of the design of development within the Provide samples for all Material and color samples have been provided. The materials and None. designated Entrance Corridors is to ensure that new development within the materials and colors with colors shown are appropriate and relate to the surrounding context of corridors reflects the traditional architecture of the area. Therefore, it is the the final site plan this Entrance Corridor. Since the previous submittal, the only change purpose of ARB review and of these Guidelines, that proposed submittal. to the building is the base being revised to a full-sized brick (thin development within the designated Entrance Corridors reflect elements of brick is still used for the floors above). A detail of the porch/entry design characteristic of the significant historical landmarks, buildings, and Provide a detail for the canopy has also been provided. The element uses black ACM panels structures of the Charlottesville and Albemarle area, and to promote orderly porch on the EC side of that relate to the overall building design and has an appearance and and attractive development within these corridors. Applicants should note the building. scale that is appropriate for the EC. 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 characteristics 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 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 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 the building and site design. 14 Arcades, colonnades, or other architectural connecting devices should be None. A single building is proposed, so a connecting device is not None. used to unify groups of buildings within a development. necessary. 15 Trademark buildings and related features should be modified to meet the None. While minor revisions have been made to the materials in the None. requirements of the Guidelines. building design since the previous review, the core building design is still consistent with examples of WoodSpring Suites buildings in other locations. 16 Window glass in the Entrance Corridors should not be highly tinted or highly None. The line drawings include the standard window glass note. None. reflective. Window glass in the Entrance Corridors should meet the following criteria: Visible light transmittance (VLT) shall not drop below 40016. 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 integrated into the overall Revise the architectural The architectural drawings have been revised to include a note that None. plan of development and shall, to the extent possible, be compatible with drawings to include a the PTAC units will be flush mounted. the building designs used on the site. note regarding the flush mounting of the PTAC 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these features will still have a units. 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 plan and the architectural plan: None. The cover sheet that included the mechanical equipment note is Revise the site plan set "Visibility of all mechanical equipment from the Entrance Corridor shall be missing from this submittal. to include the standard eliminated." mechanical equipment note. Lighting General Guidelines 22 Light should be contained on the site and not spill over onto adjacent None. The lighting spills over to adjacent properties but spillover does not None. properties or streets. exceed ordinance requirements. 23 Light should be shielded, recessed or flush -mounted to eliminate glare. All None. The photometric plan shows fixtures that are frill cutoff and lighting None. fixtures with lamps emitting 3000 lumens or more must be full cutoff levels (19.9 fc) below the Guideline's maximum. 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 with a warm soft glow; None. The color temperature for the proposed fixtures has been noted on the None. however, a consistent appearance throughout a site or development is lighting plan as warn white (3000K). 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 appropriate colors for free-standing None. The lighting plan includes a note indicating that the 20' height of the None. pole -mounted light fixtures in the Entrance Corridors. pole -mounted light fixtures includes the 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 lighting plan: "Each outdoor None. The standard lighting note is on the site plan. None. luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminalre 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- Guidelines for the Use of Decorative Landscape Lighting None. No decorative lighting is proposed. None. 31 Landscaping 7 The requirements of the Guidelines regarding landscaping are intended to Revise the landscape plan The landscape plan has been revised to show three Cryptomeria trees Revise the landscape reflect the landscaping characteristic of many of the area's significant to provide additional added at the base of the retaining walls on the west side of the site. plan to provide greater historic sites which is characterized by large shade trees and lawns. evergreen trees along the However, the Cryptomeria trees proposed for this site are spaced too spacing for the Landscaping should promote visual order within the Entrance Corridor and base of the retaining closely (5'-6' on center) for their anticipated spread (20'-30'). Cryptomeria trees help to integrate buildings into the existing environment of the corridor. walls visible from the EC to achieve a more Additionally, there are large gaps in the grouping of the trees along along the base of the retaining walls on the 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar characteristics. Such appropriate appearance. the base of the retaining walls. Their current arrangement is not west side of the site. common elements allow for more flexibility in the design of structures expected to appropriately offset the anticipated visual impacts of the because common landscape features will help to harmonize the appearance walls from the EC. of development as seen from the street upon which the Corridor is centered. Revising the landscape plan to provide greater spacing between the 32 Landscaping along the frontage of Entrance Corridor streets should include the following: Cryptomeria trees along the base of the retaining walls would help to a. Large shade trees should be planted parallel to the Entrance Corridor mitigate the visual impact of the overall wall structure and allow for Street. Such trees should be at least 3% inches caliper (measured 6 inches healthy tree growth. 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. 4 \' b. Flowering ornamental trees of a species common to the area should be interspersed among the trees required by the preceding paragraph. The 1 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 1 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. Landscape Plan, Western Perimeter Landscaping. December 22, 2021 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. ,r' } i Landscape Plan, Western Perimeter Landsca in . May 16, 2022 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: None. No changes have been made to the layout of the grading and retaining None. a. Medium trees should be planted parallel to all interior pedestrian ways. walls since the previous review. Such trees should be at least 2% inches caliper (measured six inches above the ground) and should be of a species common to the area. Such trees should be located at least every 25 feet on center. 35 Landscaping of parking areas: Revise the site plan to The site plan has been revised to include a detail; however, trees Revise the site plan to a. Large trees should align the perimeter of parking areas, located 40 feet include a detail that remain very close to the wall in some places, and the detail does not include a detail that on center. Trees should be planted in the interior of parking areas at the rate shows the retaining walls indicate the minimum acceptable distance between wall and tree. shows the minimum of one tree for every 10 parking spaces provided and should be evenly will support the proposed allowed distance distributed throughout the interior of the parking area. perimeter parking area between the retaining b. Trees required by the preceding paragraph should measure 2% inches trees. wall and new trees. 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: None. The two Southern Magnolias shown near the south end of the west Revise the two a. Trees or other vegetation should be planted along the front of long elevation will grow too big for the limited planting area next to the Southern Magnolias buildings as necessary to soften the appearance of exterior walls. The building. A species that has a narrower spread would be more near the south end of spacing, size, and type of such trees or vegetation should be determined by appropriate for this planting area. the west elevation to a the length, height, and blankness of such walls. tree species that has a b. Shrubs should be used to integrate the site, buildings, and other narrower spread. structures; dum sters, accessory buildings and structures; "drive thru" windows; service areas; and signs. Shrubs should measure at least 24 Revise the landscape inches in height. plan to show shrubs, 37 Plant species: None. No changes have been made to the variety of evergreen shrubs since 24" at time of a. Plant species required should be as approved by the Staff based upon but the previous review. However, the shrubs at the base of the retaining planting, along the not limited to the Generic Landscape Plan Recommended Species List and walls north of the building are shown at 12" not 24" at time of retaining walls north Native Plants or Virginia Landscapes (Appendix D . planting. of the building. 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 existing natural landscape and None. The existing conditions plan has not been included with this Submit the full site should contribute to the creation of an organized development plan. This submittal. plan for review. may be accomplished, to the extent practical, by preserving the trees and rolling terrain typical of the area; planting new trees along streets and pedestrian ways and choosing species that reflect native forest elements; ensuring that any grading will blend into the surrounding topography thereby creating a continuous landscape; preserving, to the extent practical, existing significant river and stream valleys which may be located on the site and integrating these features into the design of surrounding development; and limiting the building mass and height to a scale that does not overpower the natural settings of the site, or the Entrance Corridor. 39 The relationship of buildings and other structures to the Entrance Corridor None. street and to 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 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 surrounding Indicate retaining wall The site plan has been revised to indicate the block color for the Revise the railing for conditions by limiting the use of retaining walls and by shaping the terrain color(s) on the plan. A retaining walls. The color, James River, is one that has been approved the retaining walls to through the use of smooth, rounded landforms that blend with the existing physical sample may be throughout the Entrance Corridors and is expected to have an one that is more terrain. Steep cut or fill sections are generally unacceptable. Proposed necessary for review. appropriate appearance in this location. decorative in nature. contours on the grading plan shall be rounded with a ten -foot minimum radius where they meet the adjacent condition. Final grading should achieve a Revise the plan to include No changes have been made to the Midwest Guardrail System in a natural, rather than engineered, appearance. Retaining walls 6 feet in height a detail for a decorative rustic brown finish that is proposed for the retaining wall guardrails. and taller, when necessary, shall be terraced and planted to blend with the guard rail for the This guardrail is utilitarian in nature and will not have an appropriate landscape. retaining walls. appearance for the EC. A simple, but more decorative, railing like the one used at the Panto s Comer retaining wall would be appropriate. 41 No grading, trenching, or tunneling should occur within the drip line of any None. The existing conditions plan has not been included with this See the trees or other existing features designated for preservation in the final submittal. recommendation in Certificate of Appropriateness. Adequate tree protection fencing should be Guidelines 6 and 39. shown on, and coordinated throughout, the grading, landscaping and erosion and sediment control plans. 42 Areas designated for preservation in the final Certificate of Appropriateness should be clearly delineated and protected on the site prior to any grading activity on the site. This protection should remain in place until completion of the development of the site. 43 Preservation areas should be protected from storage or movement of heavy equipment within this area. 20 Surface runoff structures and detention ponds should be designed to fit into None. The stormwater features are proposed underground. None. 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 a separate submission, Please note separate applications are required the following comments provided with the second review of the sign applications are for all proposed signs. initial plan still apply: required for all Provide with the sign proposed signs. applications physical The yellow -green color shown for a portion of the letters and graphic Provide with the sign samples of the colors of the wall sign appear very intense and may not be appropriate for applications physical proposed for the signs. the EC. Color samples will be needed for review. samples of the colors proposed for the signs. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The extent of retaining walls; the degree of mitigation provided by proposed landscaping. Staff recommends approval of the final site plan with the following revisions: 1. Revise the site plan set to include the standard mechanical equipment note: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 2. Revise the landscape plan to provide greater spacing for the Cryptomeria trees along the base of the retaining walls on the west side of the site. 3. Revise the site plan to include a detail that shows the minimum allowed distance between the retaining wall and new trees. 4. Revise the two Southern Magnolias near the south end of the west elevation to a tree species that has a narrower spread. 5. Revise the landscape plan to show shrubs, 24" at time of planting, along the retaining walls north of the building. 6. Submit the full site plan for review. 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. 1: ARB2022-48: Overlook Hotel Comment Letter • Attach. 2: ARB2022-48: Overlook Hotel Final Site Plan • Attach. 3: ARB2022-48: Overlook Hotel ARB Final Review of Site Plan Submission Package • Attach. 4: ARB2022-48: Overlook Hotel Elevation Drawings 10