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HomeMy WebLinkAboutARB200800116 Staff Report 2008-09-29ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #: Name ARB- 2008 -116: Comfort Suites, Hollymeade Town Center Review Type Preliminary Review of a Site Development Plan Parcel Identification Tax Map 32, Parcel 41D Location Located approximately 200' west of Route 29 North, south of Timberwood Boulevard Zoned Planned Development Mixed Commercial (PDMC), Entrance Corridor (EC) Owner Hollymeade Corner LLC Applicant NBJ Architects, Nitin Kulkarni, AIA Magisterial District Rio Proposal To construct a three story hotel building. ARB Meeting Date October 6, 2008 Staff Contact Margaret Maliszewski SITE/PROJECT HISTORY • The ARB has reviewed and approved all of the portions of Area B of the town center that have been constructed. The ARB has also conducted some reviews for parts of Area A and Area C. • On August 6, 2007, the ARB reviewed and approved with conditions grading and a retaining wall on the north side of the hotel parcel (ARB- 2007 -39), together with revised planting for the pond (ARB - 2007-41). The action letter from that review is included as Attachment A to this report. Outstanding conditions of approval are listed in the Analysis section of this report. • The applicant has indicated that the Bob Evans restaurant that was previously proposed for the parcel located south of the pond and adjacent to the EC is not going to proceed. CONTEXT The hotel is proposed for a site in the Hollymead Town Center, just south of the pond at Timberwood Blvd. and north of Target. PROJECT DETAILS The applicant proposes to construct a three -story hotel with a pitched roof. Site improvements are also proposed, including connections to Route 29, Timberwood Blvd., and Conner Drive. Revised grading and planting for the pond are under review as SDP - 2008 -106, which includes revisions since the last ARB review, primarily a reduction in the size of the proposed retaining walls. The walls that previously extended a total of (approximately) 200' in length and reached a maximum height of 81/2' (plus safety rail) have been reduced to a total length of 125' with a maximum height of 5'. ARB 10/6/2008 Comfort Suites - Page 1 VISIBILITY The proposed hotel will be clearly visible from the Route 29 EC. An undeveloped parcel is situated between the hotel site and the EC. When that parcel develops, visibility of the hotel will be somewhat reduced. ANALYSIS (based on Dumpster and Mechanical Equipment Location Key, undated; Site photos (3) and photo legend; Conceptual Plan July 21, 2008; Color elevations, undated; ARB submittal drawings A100 Aug 04, 2008, Pond landscape plan 1 of 1 revised 9/15/08, hotel site plans 1 -4 revised 9/16/08, A401- 404, and A501 -502 Aug 04, 2008; color photo - simulation of revised pond design, undated) Issue: Building Scale and Blank Walls Comments: The proposed hotel is three stories tall with a hipped roof. The main roof reaches a height of 49' 3'/2" and it sits at a finished floor elevation of 543.5'. For comparison, the main body of the Target building is 27' tall, with maximum roof height at 35' and a finished floor elevation of 555.3'. The side (north and south) elevations of the proposed hotel building include expanses of blank wall area. Planting in these areas could help relieve some of this blankness, but no planting along the building is shown. A combination of planting and additional architectural detail would be most appropriate. Recommendations: Revise the north and south elevations of the proposed hotel building and the planting plan to relieve blankness using a combination of planting and additional architectural detail. Issue: Building Materials /Colors Comments: The following materials are proposed for the hotel: Brick: Taylor Brick #5 Auburn wirecut EIFS: Dryvit 379A "Whisper" and 310 "China White ", both in sand pebble finish Standing seam metal: MBCI "charcoal grey" Brick banding is provided below the second -story windows. The proposed materials and colors are compatible with materials previously approved along the Entrance Corridors and they are expected to coordinate with the buildings already constructed in the town center. Recommendations: None. Issue: Building Elements Comments: • Air conditioning units are provided beneath each guest room window and are visible from the exterior. The units appear to be white, but the drawings do not specifically identify the color. A color that best minimizes noticeability would be most appropriate. A color sample would help assess the impacts. • Columns are proposed at the eastern and southern entrance canopies. The columns have a blocky appearance that does not draw on traditional proportions. Recommendations: Revise the elevations to indicate the color /material of the air conditioning units below the guest room windows and provide a color sample. Ensure that the color limits noticeability. Revise the elevations to provide columns with traditional proportions at the entrance canopies. Issue: Planting on Hotel Site Comments: The planting shown on the hotel site does not meet the EC guidelines in the following ways: • A plant schedule has not been provided for the hotel landscaping, so plant species and sizes cannot be determined. • 107 parking spaces are proposed on the hotel parcel. This requires 11 interior parking lot trees. ARB 10/6/2008 Comfort Suites - Page 2 Although 12 trees are proposed on the hotel site, six of these trees are perimeter parking lot trees and six are interior parking lot trees, so an additional 5 interior trees are required (unless the ARB chooses to count the trees along the Target property line as interior parking lot trees given the planting on the adjacent property). If sufficient travelway width can be maintained, possible locations for these additional trees are the island that runs between the 14- and 18 -space rows east of the hotel, and in an island added between the two 12 -space rows located south of the hotel. Another option is to convert extra parking spaces to tree islands. Planting areas are located along the north, south and east sides of the hotel, but no plants are shown in these areas. • Perimeter trees should be added along the curved 10 -space parking row east of the hotel. • No shrubs are proposed on site. Recommendations: Revise the landscape plan to include: a plant schedule, five additional interior parking lot trees, plants in the planting beds along the building, perimeter trees along the curved 10 -space parking row east of the hotel, and shrubs to integrate the site. Issue: Wall Signs Comments: Wall signs are shown on the north and east sides of the hotel. Details have not been provided, but the wall signs appear to be internally illuminated cabinets. The EC Guidelines indicate that individual channel letters are more appropriate for wall signs. The cabinets, as illustrated, appear over - scaled and out of character with the hotel. Recommendations: Revise the proposed wall sign type to a sign type that coordinates better with the character of the hotel. Reduce the sign size so that it does not appear over - scaled for the building. Provide all sign details for review, including color samples. (Refer to the ARB sign checklist.) Issue: Pond Plan Comments: The grading, planting, retaining walls and forebay of the pond at the corner of Route 29 and Timberwood have been revised since the last ARB review. • Proposed retaining walls have been reduced in length and height as described on page 1 of this report. Minimizing retaining walls has been a consistent goal of the ARB. • The proposed plant choices and layout are similar to the previous plan with adjustments to accommodate the new grading and wall layout. • The current plan shows a long row of Abelia (approximately 160' long) along the sidewalk. A mix of plants might be more appropriate than the long span of a single species. • Parsons Juniper is proposed along the slope down to the existing retaining wall in areas where shrubs or trees are not proposed. The southeast corner of the pond site, which is adjacent to the EC, is one of these areas. A row of Abelia was originally proposed at the top of the slope on the pond parcel in this area. An additional tree and/or an extension of the shrubs in this corner could provide a more consistent appearance along the EC. • The plan shows a short access way for maintenance of forebay B. The access ends at a tree, which would appear to hamper access to the forebay. • The ARB has had concerns about the timing of pond improvements. The applicant has indicated that grading and planting on the south side of the pond will be completed with the construction of the new retaining wall, which will be completed in conjunction with the development of the hotel site. Recommendations: Revise the long row of Abelia along the sidewalk above the pond to a mix of compatible species. Add trees and/or continue the shrub planting into the southeast corner of the pond site. Clarify how the maintenance access will work with a tree between it and the forebay, or revise the plan to show access that is coordinated with the landscaping. ARB 10/6/2008 Comfort Suites - Page 3 Issue: Unaddressed Issues from Previous ARB Review Comments: When the ARB last reviewed the retaining wall /pond planting plan, the Board granted approval with conditions. Some conditions remain outstanding and must be addressed prior to approval. Recommendations: Revise the plans to address the outstanding conditions of approval from the previous ARB review, including the following: 1. Resolve the erosion issue to improve the appearance west of forebay A by either grading and seeding or the addition of plants. 2. Add this note to the landscape plan: All site plantings of trees and shrubs shall be allowed to reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant. 3. Regarding the field stone at the end of the pipe at Forebay B, the ARB wanted the fieldstone added to retain a minimum of 18 -24" of soil above the pipe. Make this clear on the plan. A note on the profile detail or forebay section would work. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Blank wall areas of hotel 2. Wall signs 3. Landscaping of hotel site 4. Revised retaining walls at pond Staff offers the following comments on the preliminary site plan: 1. Revise the north and south elevations of the proposed hotel building and the planting plan to relieve blankness using a combination of planting and additional architectural detail. 2. Revise the elevations to indicate the color /material of the air conditioning units below the guest room windows and provide a color sample. Ensure that the color limits noticeability. Revise the elevations to provide columns with traditional proportions at the entrance canopies. 3. Revise the landscape plan to include: a plant schedule, five additional interior parking lot trees, plants in the planting beds along the building, perimeter trees along the curved 10 -space parking row east of the hotel, and shrubs to integrate the site. 4. Revise the long row of Abelia along the sidewalk above the pond to a mix of compatible species. Add trees and/or continue the shrub planting into the southeast corner of the pond site. Clarify how the maintenance access will work with a tree between it and the forebay, or revise the plan to show access that is coordinated with the landscaping. 5. Resolve the erosion issue to improve the appearance west of forebay A by either grading and seeding or the addition of plants. 6. Add this note to the landscape plan: All site plantings of trees and shrubs shall be allowed to reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant. 7. Regarding the field stone at the end of the pipe at forebay B, the ARB wanted the fieldstone added to retain a minimum of 18 -24" of soil above the pipe. Make this clear on the plan. A note on the profile detail or forebay section would work. 8. Revise the proposed wall sign type to a sign type that coordinates better with the character of the hotel. Reduce the sign size so that it does not appear over - scaled for the building. Provide all sign details for review, including color samples. (Refer to the ARB sign checklist.) ARB 10/6/2008 Comfort Suites - Page 4 Attachment A ALg�,�� �'IRGINZ� COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 Fax (434) 972 -4012 August 20, 2007 Janet Miller Dominion Development Resources 172 South Pantops Drive Charlottesville, VA 22911 RE: ARB2007 -00039 Hollymead Corner ARB2007 -00041 Hollymead Town Center Pond The Albemarle County Architectural Review Board reviewed the above noted items to construct a retaining wall on the south side of the basin to prepare the parcel for development, and to upgrade the storm water basin with additional planting and an overlook at its meeting on Monday, August 6, 2007. The Board unanimously approved the request (3:0), pending staff administrative approval of the following conditions: 1. The small flared end of the pipe at forebay B shall be faced in fieldstone. The fieldstone shall be added to retain an adequate amount of soil above the pipe and that amount of soil shall be a minimum of 18" to 24 ". Revise detail 4 on Sheet C5 accordingly. 2. Shrubs shall be added to the north side of forebay B, between the forebay and the existing retaining wall, to minimize the view of the end of the pipe. 3. Include a note in the plant list indicating that the spacing of the plants to be located on slopes, not the quantity of plants identified in the plant list, is the regulating factor. 4. Resolve the erosion issue to improve the appearance west of forebay A by either grading and seeding or the addition of plants. 5. Revise the plan to resolve the erosion on the sides of the outlet of forebay A. 6. Switch from Blue Rug Juniper to Parsons Juniper 4' on center or use some other similar plant. 7. The overlook shall be revised to the curved design illustrated on 8 -6 -07 and the plants shall be revised to coordinate with that design. 8. All plants shall be allowed to grow to a mature height and shall only be pruned for the health of the plant. 9. The Certificate of Appropriateness is approved pending the condition that everything within the yellow area shown on sheet 2 of 6 in the Hollymead Corner Basin Plan shall be completed by 12 ARB 10/6/2008 Comfort Suites - Page 5 months following site plan approval. Everything in the green area on the same plan shall be completed by November, 2008. Please provide: 1. Two full sets of revised drawings addressing each of these conditions. Include updated ARB revision dates on each drawing. 2. A memo including detailed responses indicating how each condition has been satisfied. If changes other than those requested have been made, identify those changes in the memo also. Highlighting the changes in the drawing with "clouding" or by other means will facilitate review and approval. 3. The attached "Revised Application Submittal" form. This form must be returned with your revisions to ensure proper tracking and distribution. When staffs review of this information indicates that all conditions of approval have been met, a Certificate of Appropriateness may be issued. If you have any questions, please do not hesitate to contact me. Sincerely, Margaret Maliszewski Principal Planner cc: Simon K. Stapleton Attorney at Law 2019 Woodbrook Court Charlottesville, VA 22901 Post Office Land Trust c/o Charles Wm Hurt & Shirley L Fisher Trustees P0 Box 8147 Charlottesville VA 22906 Hollymead Corner LLC 2027 Woodbrook Ct Charlottesville VT 22901 ARB -07 -39 ARB -07 -41 ARB 10/6/2008 Comfort Suites - Page 6