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HomeMy WebLinkAboutARB202200063 Staff Report 2022-07-28ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2022-63: Towneplace Suites Final Site Plan Review Type Final Site Development Plan Parcel Identification 078000000009DO Location South of Olympia Drive, east of Town and Country Lane (Figure 1) Zoned Highway Commercial (HQ / Entrance Corridor (EC) Owner/Applicant Pantops Hotel LLC/HW Properties (Hitesh M. Patel) Magisterial District Rivanna Proposal To construct a hotel with associated site improvements. Context and visibility The hotel is proposed for the site located north of the Guadalajara restaurant and the Town and Country shopping center. The site was previously cleared, and vegetation has since grown up. The site is lower than the Rt. 250 EC, but the size of the hotel footprint and the proposed 60' height will result in a building that is still quite visible from the EC. Visibility of some of the lower floors will be reduced by the buildings already in place along the EC frontage, but the upper floors will be visible above and beyond these buildings, and the hotel will be seen rising above the surroundings from the higher elevations of Rt. 250 east of Town and Country Lane. ARB Meeting Date August 1, 2022 Staff Contact Margaret Maliszewski Figure 1: Aerial view of subject parcel. SITE & PROJECT HISTORY The ARB reviewed plans for a Holiday Inn Express (ARB-2009-12 and 2009-56) to be located on the subject parcel in 2009 and 2010. The ARB approved the proposal with conditions. No resubmittal was made. The ARB reviewed an initial site plan and preliminary architectural design for Towneplace Suites (ARB2021-147) on the subject parcel on February 7, 2022, and recommended approval with several items to be addressed with the final site plan. Changes to the design since the preliminary review include revisions to building colors, building projections, roof details, equipment screen locations, and tree locations. ANALYSIS REF GUIDELINE RECOMMENDATION ISSUE 8/1/22 RECOMMENDATION 2/7/22 8/1/22 Purpose; ConrpadbUity with the character of the Entrance Corridor/significant historic sites; Structure design 1 The goal of the regulation of the design of development within the designated Entrance Clarify whether the Angled roofs are proposed near the None. Corridors is to insure that new development within the corridors reflects the traditional angled roofs shown over center of the building, though their architecture of the area. Therefore, it is the purpose of ARB review and of these the eastern and western positions have been swapped since the Guidelines, that proposed development within the designated Entrance Corridors reflect wings of the building in preliminary review and the wall under elements of design characteristic of the significant historical landmarks, buildings, and the perspective images the angle has increased in height. structures of the Charlottesville and Albemarle area, and to promote orderly and are proposed. Revise the attractive development within these corridors. Applicants should note that replication of drawings to show historic structures is neither required nor desired. consistent roof treatments across all drawings. m 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 im m '° accomplish the integration of buildings, land, and vegetation characteristic of these Confirm that the wall Architectural design reviewed on 2/7/22 sites, the Guidelines require attention to four primary factors: compatibility with area under the butterfly siarnficant historic sites in the area; the character of the Entrance Corridor; site roofs will not be lit. 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 drawingsof jiffiiL architectural features, which provide important examples of this tradition are contained in Appendix A. Revised design jor 811122 review 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 The revised drawings show that the a rigid design solution for new development. Replication of the design of the important eastern and western wings of the historic sites in the area is neither intended nor desired. The Guideline's standard of building do not have angled roofs. 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 The lighting plan shows no lights under allow individuality in design to accommodate varying tastes as well as special the angled roofs. functional re uirements. 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. 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. 11 The overall design of buildings should have human scale. Scale should be integral to the None. The proposed hotel will appear much None. building and site design. larger than the buildings nearby that front the corridor, but the building length appears to be sufficiently broken down and the distance from the street will help limit impacts. 14 Arcades, colonnades, or other architectural connecting devices should be used to unify None. A single building is proposed, so None. groups of buildings within a development. connecting devices are not needed. 15 Trademark buildings and related features should be modified to meet the requirements None. The proposal is a version of a trademark None. of the Guidelines. design and the butterfly roofs are a feature of the brand. The staff report for the preliminary design included a recommendation to revise the angled roofs to a more traditional treatment, but it was not supported by the ARB. 16 Window glass in the Entrance Corridors should not be highly tinted or highly reflective. Provide on the plans the Notes have been added to the plans None. Window glass in the Entrance Corridors should meet the following criteria: Visible light proposed specs for showing that VLT and VLR are transmittance (VLT) shall not drop below 40%. Visible light reflectance (VLIZ) shall not window glass. Show that consistent with the guidelines. exceed 30016. Specifications on the proposed window glass should be submitted with the VLT is not below 40% application for final review. and VLR does not exceed 30%. 5 It is also an important objective of the Guidelines to establish a pattern of compatible Reconsider the proposed Revised colors have been proposed. The None. architectural characteristics throughout the Entrance Corridor in order to achieve unity color scheme for the applicant describes them as warmer than and coherence. Building designs should demonstrate sensitivity to other nearby building for greater the original colors. Of the colors structures within the Entrance Corridor. Where a designated corridor is substantially compatibility with the proposed for the synthetic stucco, the developed, these Guidelines require striking a careful balance between harmonizing existing character of the mid -tone appears wanner, and the darker new development with the existing character of the corridor and achieving compatibility corridor. tone appears more purple. The cultured with the significant historic sites in the area. stone appears grayer than the original, which was browner. Nearby buildings 10 Buildings should relate to their site and the surrounding context of buildings. approved along this corridor use red brick as a primary material and neutral tones of stucco. The revised color scheme is as compatible as the original scheme. The proposed hotel will look different than the buildings it rises above. Its materials, colors and forms will contribute to variety more than to compatibility along the corridor. SYNTHETIC STUCCO -1 SHERW W WILLIAMS - EGRET WHITE 7 SW 7570 SYNTHETIC STUCCO -2 SHERWIN WILLIAMS- MEGA GREIGE SW 7031 SYNTHETIC STUCCO -3 SW7025 WILLIAMS -BACKDROP SW 7025 -MANUFACTURED STONE CULTURED STONE - PROFIT ALPINE LEDGESTONE- BLACK MOUNTAIN METAL TRIM ANTIQUE WHITE Original colors s NC STUCCO -1 SERN - NICE NMRE N91IM1S SWW6MWEA63 SHERH t:ST000O SWPI Wp111M5- •RMADRlO . SMW916D .SYNMENG STUCCO 4 SHFRWM WRDMIS GIUPI SW1629 .M UFI TUKD STONE MOUNTNN VIEW STONE IEDGE STONE MIDNIGHT M ODE MEMFTT &1ONZF Revised colors: Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the overall plan of Revise the roof plan to The mechanical equipment screen None, development and shall, to the extent possible, be compatible with the building designs show the location of the locations have shifted slightly since the used on the site. roof screens. previous review. The roof plan has been revised to show the locations. 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 Consider providing a site Entrance Corridor street, screening should be provided to eliminate visibility. a. Loading section clarifying the A site section has not been provided. areas, b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical equipment, visibility of the f. Above -ground utilities, and g. Chain link fence, barbed wire, razor wire, and similar equipment and screens. The color elevations show the window security fencingdevices. Provide an illustration grill panels to be bronze in color and a note on the drawings confirms this. 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. more accurately showing Fencing. the color of the grill panels. 21 The following note should be added to the site plan and the architectural plan: "Visibility Add the standard A note reading, "All mechanical None. of all mechanical equipment from the Entrance Corridor shall be eliminated." mechanical equipment equipment will be screened from view" note to the architectural has been added to the architectural tans. drawings. Liahtina General Guidelines 22 Light should be contained on the site and not spill over onto adjacent properties or Revise the photometric The photometric plan has been revised Revise the photometric streets; plan using an LLF of 1.0 but the LLF has not been identified on plan to note that the LLF and limit spillover to a the plan. used to calculate the maximum of .5 fc. photometrics is 1.0. 23 Light should be shielded, recessed or flush -mounted to eliminate glare. All fixtures with Revise the lighting plan Ground -mounted up -light fixtures aimed Prepare a single, lamps emitting 3000 lumens or more must be full cutoff fixtures. to include complete at the building are shown on a coordinated photometric information on building- photometric plan, but not the one plan that includes all mounted light fixtures. included in the site plan set. proposed lighting. 24 Light levels exceeding 30 footcandles are not appropriate for display lots in the None. Entrance Corridors. Lower light levels will apply to most other uses in the Entrance All proposed fixtures are LED fixtures, Revise the lighting Corridors. but the total lumens emitted by the schedule to indicate the fixtures is not included in the lighting total lumens emitted by schedule. the LED fixtures. The maximum light levels at the ground Eliminate the decorative shown on the two photometric plans that up -lights. Limit have been submitted are not consistent. illumination to that which 8.1 fc is the higher of the two. is needed for safety or security. Photometrics have been provided for the up -lights. Illumination on the walls of the building reaches a maximum of 16.2 fc, which exceeds the maximum at the ground. The ARB has rarely approved up -lighting for decorative effect. Building illumination has typically been limited to lights required for safety or security. 25 Light should have the appearance of white light with a warn soft glow; however, a Revise the luminaire The "label" section of the luminaire Revise the luminaire consistent appearance throughout a site or development is required. Consequently, if schedule to specify a schedule specifies "740" for color schedule to spec "730" existing lamps that emit non -white light are to remain, new lamps may be required to 3000K color temperature temperature, which corresponds to for 3000K color match them. for the site lights. 4000K, although 3000K is highlighted temperature for the site on the spec sheet. lights. 26 Dark brown, dark bronze, or black are appropriate colors for free-standing pole Revise the luminaire `Bronze" is highlighted on the cut sheet Revise the lighting mounted light fixtures in the Entrance Corridors. schedule to specify dark for the site lights, but the finish is not schedule to include the bronze as the finish for included in the specification in the bronze finish for the site the site lights. lighting schedule. lights. 27 The height and scale of freestanding, pole -mounted light fixtures should be compatible Note on the plan that the A note has been added to sheet L3.0 to None. with the height and scale of the buildings and the sites they are illuminating, and with 20' mounting height for clarify the mounting height. the use of the site. Typically, the height of freestanding pole -mounted light fixtures in the site lights includes the Entrance Corridors should not exceed 20 feet, including the base. Fixtures that any proposed base. 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 Confirm that the wall The applicant has stated that the wall None. individual context of the site will be taken into consideration on a case by case basis. area under the butterfly area under the butterfly roofs will not be roofs will not be lit. lit, and no light fixtures are shown in that area on the lighting lans. 29 The following note should be included on the lighting plan: "Each outdoor luminaire Add the standard lighting The note has been added to L3.0. None. equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff note to the plan. 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 Guide&nes or the Use of Decorative Landscape Lighting None at this time. Ground -mounted up -lights are proposed on all sides of the building. See #23 and #24. 30 light used for decorative effect shall: a. be compatible with the character of the Entrance Corridor. Compatibility of exterior lighting and lighting fixtures is assessed in terms of design, use, size, scale, color, and brightness. b. impact only the immediate site. The effect of the illumination should not be discernible from distances along the Entrance Corridor. 31 Where used for decorative effect, outdoor light fixtures shall: a. be equipped with automatic timing devices and shall be extinguished between the hours of 11:00 p.m. and dawn. b. be shielded and focused to eliminate glare. Glare control shall be achieved primarily through the use of such means as cutoff fixtures, shields and baffles, and appropriate application of mounting height, wattage, aiming angle, fixture placement, etc. c. be cutoff luminaires, aimed so as not to project their output beyond the objects intended to be illuminated; or non -cutoff luminaires, equipped with glare shields, visors, barn doors, and/or other similar shielding accessories as required to meet the following criteria: Light distribution from all lighting installations shall be cut-off at all angles beyond those required to restrict direct illumination to within the perimeter of the landscape feature being illuminated. d. never exceed 3,000 lumens. Further restrictions on lumens may be imposed by the ARB. e. not be modified to reflect seasonal colors. f. be of a number that is compatible with the scale of the object and the development to be illuminated, such that the light emitted will not over -illuminate or overpower the site, as determined by the ARB. Landscaping 7 The requirements of the Guidelines regarding landscaping are intended to reflect the See recommendations Landscaping of this parcel will help See recommendations landscaping characteristic of many of the area's significant historic sites which is below. promote visual order within the corridor below. characterized by large shade trees and lawns. Landscaping should promote visual order by providing interior and perimeter trees within the Entrance Corridor and help to integrate buildings into the existing that will help soften the appearance of environment of the corridor. the mass of the building and help integrate the building into the 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar characteristics. Such common elements allow for surroundings. 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 None. The site of the proposed hotel does not None. following: have frontage on the EC street. a. Large shade trees should be planted parallel to the Entrance Corridor Street. Such trees should be at least 3'/z 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: Add one large tree along A street tree has been added along Town None. a. Large trees should be planted parallel to all interior roads. Such trees should be at Town and Country Lane. and Country Lane. The plant schedule least 2% inches caliper (measured six inches above the ground) and should be of a plant Revise the plant schedule has been revised to show trees along this species common to the area. Such trees should be located at least every 40 feet on to show the planting size street to be 2%" caliper at planting. center. of the trees along Town and Country Lane as 2%" call er at planting. 34 Landscaping along interior pedestrian ways: Provide medium trees, Southeast of the building, four trees have None. a. Medium trees should be planted parallel to all interior pedestrian ways. Such trees 2'/z" caliper at planting, been added along the sidewalk and one should be at least 2% inches caliper (measured six inches above the ground) and should along the sidewalks trees has been added along the 12-space be of a species common to the area. Such trees should be located at least every 25 feet located southeast of the parking row. on center. hotel. Proposed planting size for all trees is 35 Landscaping of parking areas: Provide large shade trees, a. Large trees should align the perimeter of parking areas, located 40 feet on center. 2%" caliper at planting, 2%" caliper. Trees should be planted in the interior of parking areas at the rate of one tree for every along the 12-space 10 parking spaces provided and should be evenly distributed throughout the interior of parking row located Trees have been removed from a portion the parking area. southeast of the hotel of the northern perimeter of the site for b. Trees required by the preceding paragraph should measure 2% inches caliper entrance. approximately 200' where the site layout (measured six inches above the ground); should be evenly spaced; and should be of a places the planting strip off -site. species common to the area. Such trees should be planted in planters or medians Increase the planting size However, the quantity of trees provided sufficiently large to maintain the health of the tree and shall be protected by curbing. of the interior parking lot meets the guidelines requirement (the c. Shrubs should be provided as necessary to minimize the parking area's impact on trees to 2V2' caliper at trees are spaced closer together) and this Entrance Corridor streets. Shrubs should measure 24 inches in height. planting. area is located behind the hotel as viewed from the EC street. 13 Any appearance of "blankness" resulting from building design should be relieved using See landscape One tree has been added at the south end None. design detail or vegetation, or both. recommendations, below. of the eastern elevation. 36 Landscaping of buildings and other structures: Provide a tree or trees at a. Trees or other vegetation should be planted along the front of long buildings as the east end of the south necessary to soften the appearance of exterior walls. The spacing, size, and type of such elevation to mitigate the trees or vegetation should be determined by the length, height, and blankness of such blank wall in that area. walls. b. Shrubs should be used to integrate the site, buildings, and other structures; dumpsters, accessory buildings and structures; "drive thrn" windows; service areas; and signs. Shrubs should measure at least 24 inches in height. 37 Plant species: a. Plant species required should be as approved by the Staff based upon None. The proposed plants are included on the None. but not limited to the Generic Landscape Plan Recommended Species List and Native various lists. Plants for Virgin . a Landscapes (Appendix D . 38 Plant health: The following note should be added to the landscape plan: "All site plantings Add the standard plant The note has been added to sheet L2.0. None. of trees and shrubs shall be allowed to reach, and be maintained at, mature height; the health note to the plan. 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 - Development paftern 6 Site development should be sensitive to the existing natural landscape and should None. The site was previously cleared. No None. contribute to the creation of an organized development plan. This may be accomplished, significant natural features remain. 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 The site layout appears generally native forest elements; insuring that any gradingwill blend into the surrounding organized. A travelway rings the hotel IL topography thereby creating a continuous landscape; preserving, to the extent practical, and some parking. Additional parking is existing significant river and stream valleys which may be located on the site and proposed at the outer edge of the integrating these features into the design of surrounding development; and limiting the travelway on the north, east and parts of building mass and height to a scale that does not overpower the natural settings of the the south side. A site entrance is more or site, or the Entrance Corridor. less aligned with the hotel entrance. 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the corridor should be as follows: The hotel is not oriented parallel to the a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks should EC street, but the location beyond guide the layout of the site. buildings that front the EC will b. In general, buildings fronting the Entrance Corridor street should be parallel to the somewhat limit the impact of the non - street. Building groupings should be arranged to parallel the Entrance Corridor street. parallel orientation. 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 conditions by None. The existing topography falls from None. limiting the use of retaining walls and by shaping the terrain through the use of smooth, approximately 436' at the east end of the rounded land forms that blend with the existing terrain. Steep cut or fill sections are parcel down to approximately 416' at the generally unacceptable. Proposed contours on the grading plan shall be rounded with a ten northwest comer. The hotel has a foot minimum radius where they meet the adjacent condition. Final grading should achieve finished floor elevation of approximately a natural, rather than engineered, appearance. Retaining walls 6 feet in height and taller, 427'. A retaining wall approximately when necessary, shall be terraced and planted to blend with the landscape. 350' long is proposed along the north and west sides of the site, raising the grade 8' at the northwest comer. The wall itself is not expected to have a significant visual impact on the EC street. 41 No grading, trenching, or tunneling should occur within the drip line of any trees or other None. No existing trees are proposed to remain None. existing features designated for preservation in the final Certificate of Appropriateness. on site. n Adequate tree protection fencing should be shown on, and coordinated throughout, the aradina. landscamna 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 rotection 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 the natural None. No above -ground stormwater facilities None. topography to avoid the need for screening. When visible from the Entrance Corridor are proposed. street, these features must be frilly integrated into the landscape. They should not have the amearance of engineered features. 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorriorated into the finished site to the extent possible. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The revised building colors; compatibility with surroundings 2. The ground -mounted up -lights Staff recommends approval with the following conditions: 1. Revise the photometric plan to note that the LLF used to calculate the photometrics is 1.0. 2. Prepare a single, coordinated photometric plan that includes all proposed lighting. 3. Revise the lighting schedule to indicate the total lumens emitted by the LED fixtures. 4. Eliminate the decorative up -lights. Limit illumination to that which is needed for safety or security. 5. Revise the luminaire schedule to spec "730" for 3000K color temperature for the site lights. 6. Revise the lighting schedule to include the bronze finish for the site lights. ATTACHMENTS Attach. 1: ARB2022-63: Towneplace Suites Architectural Drawings Attach. 2: ARB2022-63: Towneplace Suites Lighting Information Attach. 3: ARB2022-63: Towneplace Suites Site Plan 12