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HomeMy WebLinkAboutARB200900012 Review Comments Preliminary Site Plan 2009-03-27ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #: Name ARB- 2009 -12: Holiday Inn Express Review Type Preliminary Review of a Site Development Plan Parcel Identification Tax Map 78, Parcel 9D Location Located north of Route 250 East, at the southeast corner of the intersection of Olympia Drive and Town and Country Lane. Zoned Highway Commercial (HC), Entrance Corridor (EC) Owner Albemarle Hotel LLC Applicant NBJ Architecture, Neil Bhatt Magisterial District Rivanna Proposal To construct a 5 -story hotel with associated site improvements. ARB Meeting Date April 6, 2009 Staff Contact Brent Nelson SITE/PROJECT HISTORY • The ARB has not reviewed any previous proposals for this site. • A Site Development (SDP) application has not been submitted to Current Development. CONTEXT The hotel is proposed for a site in the Town and Country Commercial Development, immediately northeast of the recently completed Guadalajara Restaurant. The existing site has been completely graded and stripped of all vegetation. PROJECT DETAILS The applicant is proposing to construct a 5- story, 120 room hotel with a flat roof. Site improvements include a surface parking lot with 135 parking spaces. Vehicular connections are proposed to Town and Country Lane and Olympia Drive. A 650' long retaining wall, maximum height 4' to 5', is proposed in the northwest corner of the site. VISIBLITY The proposed building is located 280' northeast of and approximately 13' feet lower than the Route 250E Entrance Corridor. Despite the location of the existing 1 -story Guadalajara restaurant building between the proposed hotel and the Corridor, the 5 -story hotel, with its approximately 20,000 s.f. footprint, will be highly visible from multiple points along this steeply inclined and densely developed commercial corridor. ARB 4/6/2009 Holiday Inn Express, Preliminary - Page 1 ANALYSIS based on drawings submitted: Site plan drawings submitted: Sheet A -100: Cover Sheet, date 2/17/09 Sheet 1 of 5: Overall Layout Plan, date 2/17/09 Sheet 2 of 5: Layout Plan, date 2/17/09 Sheet 3 of 5: Utility Plan, date 2/17/09 Sheet 4 of 5: Grading & Drainage Plan, date 2/17/09 Sheet 5 of 5: Landscape Plan, date 2/17/09 Sheet 1 of 1: Photometric Plan, date 2/12/09 Sheet 2 of 2: Lighting Cutsheets, date 2/12/09 Site Perspective View: Site View of Retaining Wall from Route 250 Looking Northward Along Town and Country Drive, received 2/17/09 Architectural drawings submitted: Sheet A -401: First Floor Plan, date 2/17/09 Sheet A -402: Typical Floor Plan, date 2/17/09 Sheet A -501: Building Elevations, date 2/17/09 Sheet A -510: Site Section, date 2/17/09 Rendered Elevations, Front and Side Views, received 2/17/09 Materials Submitted (received 2/17/09): Materials Board: • Brick 1: Cunningham Brick Co. Oatmeal • Brick 2: Cunningham Brick Co. Baystone • Metal Roof: MBCI Natural Patina • Window Frames: Kawneer Colonial White Photos submitted (received 2/17/09): Photo Map: Views toward Site Photo: View I from US Route 250 Looking Left towards Site Photo: View 2 from US Route 250 Looking Left towards Site Photo: View 3 from US Route 250 Looking Left towards Site Photo: View 4 from US Route 250 Looking Straight towards Site Photo: View 5 from US Route 250 Looking Right towards Site Photo: View from US Route 250 Looking Right towards Site Building Design Issue: Proposed Materials & Colors Comments: Sheet A -501 Building Elevations contains a building material/color key that corresponds with the materials board included with this submission. The drawing, however, does not indicate what materials and colors are proposed for the building cornice, and the trim, gable and columns of the porte - cochere. Entrance Corridor Guidelines state: Building designs should demonstrate sensitivity to other nearby structures within the Entrance Corridor. As demonstrated by the building rendering included with this submission, the proposed terra cotta and off -white brick colors blend well with the proposed Natural Patina (green) color of the roof and the white window frames. The earth tone color scheme proposed for this building coordinates well with the ARB 4/6/2009 Holiday Inn Express, Preliminary - Page 2 earth tone colors in the existing Guadalajara building located in front, southwest of, this proposal. Recommendations: Revise the building material /color key on Sheet A -501 Building Elevations to indicate the proposed materials and colors for the building cornice, and the trim, gable and columns of the porte - cochere. Issue: Outside Mechanical Equipment/Location Comments: The location of proposed outside mechanical equipment is not indicated on the site and building drawings included with this submission. If a rooftop location is proposed, drawings, including site sections, would need to be provided demonstrating the equipment's lack of visibility from all points along the Corridor, including the highest elevation. Recommendations: Revise all applicable drawings to indicate the proposed location of all outside mechanical equipment. Provide details of the method and type of screen proposed. Provide drawings, including site sections, demonstrating the lack of visibility for any rooftop equipment that is proposed. These drawings should demonstrate that it is completely screened from all points along the Corridor, including the highest elevation. Site/Landscape Design Issue: Retaining Wall/Materials & Colors Comments: Sheet 4 Grading & Drainage Plan shows a curved retaining wall, maximum height 4' to 5', located at the northwest end of the site, adjacent to Town & Country Lane and Olympia Drive. The 150' long section of the wall adjacent to Town and Country Lane will be visible from the Corridor. This section of the wall will have a maximum height of approximately 5' near the intersection of Town & Country Lane and Olympia Drive. Proposed details of the wall, including materials and colors, are not included with this submission. A rendered, perspective view of the wall was included in this submission; however, the drawing lacks sufficient clarity and does not appear to be an accurate perspective of the wall, as viewed from the Corridor. Recommendations: Revise the applicable drawings by including a detail of the wall proposed in the northwest corner of the site. The detail should reference the manufacturer, product ID, and color of the wall material. Provide a sample of the wall material. Issue: Dumpster Enclosure/Materials & Colors Comments: Sheet 4 Grading & Drainage Plan shows the location of a dumpster enclosure in the southeast corner of the site. The dumpster enclosure, while clearly visible from the Corridor, is positioned so that the enclosure opening faces northwest, away from the corridor; therefore, the opening will not be visible. Proposed details of the enclosure, including the method of construction, materials and colors, were not included with this submission. Entrance Corridor Guidelines state: Screening devices should be compatible with the design of the buildings and surrounding natural vegetation. A masonry enclosure, using the same terra cotta color brick Baystone proposed for the hotel, would be appropriate. Recommendations: Revise all applicable drawings to include a detail illustrating the method of construction, materials, and colors for the dumpster enclosure. The detail should reference the manufacturer, product ID, and color of the enclosure material. A brick enclosure, using the same terrra cotta color brick Baystone proposed for the hotel, would be appropriate. Issue: Off -site Grading Comments: Sheet 4 Grading & Drainage Plan shows off -site grading along the southeast edge of the 30' wide access easement located at the southeast end of the site. The proposed grading extends 8' to 10' outside of the limits of the easement and is not rounded to meet existing conditions. Once rounded, it appears the proposed ARB 4/6/2009 Holiday Inn Express, Preliminary - Page 3 grading would likely extend farther outside of the easement boundary. Evidence of an agreement allowing this off -site grading was not included with this submission. Recommendations: Revise Sheet 4 Grading & Drainage Plan by rounding the proposed off -site grading, shown along the southeast edge of the 30' access easement, to meet the existing condition. A 10' minimum radius is considered appropriate. Provide evidence that the off -site grading is permitted. Issue: Street Trees /Spacing Comments: Entrance Corridor Guidelines state: Trees should be planted parallel to all interior roads. Such trees should be at least 2'/2" caliper and should be a plant species common to the area. Such trees should be located at least every 40' on center. Sheet 5 Landscape Plan shows 2 Willow Oak trees, 21/2" caliper, 90' on center, adjacent to Olympia Drive and 2 Willow Oak trees, 21/2" caliper, 105' on center, adjacent to Town & Country Lane. Stormwater pipes, with their associated easements, extend across sections of the Town & Country Lane frontage, restricting potential street tree locations. A sight easement, restricting potential street tree locations, extends from a point approximately halfway across the Olympia Drive frontage southeastward to where the site exits onto Olympia Drive. Despite these restrictions, it appears that there is room for additional street trees, 21/2" caliper min., 40' on center, along both frontages. One additional tree could be located adjacent to the intersection of the 2 streets, where only 1 tree is currently shown. Three additional trees could be added where 2 are currently shown along the Olympia Drive frontage, immediately east of the intersection with Town & Country Lane. Two additional trees could be added at the opposite end of that frontage in the northeast corner of the site. Recommendations: Revise Sheet 5 Landscape Plan by showing additional street trees, 21/2" caliper min, 40' on center, in the following locations: 1 additional tree where 1 tree is currently shown adjacent to the intersection of Town & Country Lane and Olympia Drive, 3 additional trees where 2 are currently shown along the Olympia Drive frontage immediately east of the intersection with Town & Country Lane, and 2 additional trees at the opposite end of that frontage in the northeast corner of the site. Issue: Parking Lot Shrubs Comments: Entrance Corridor Guidelines state: Shrubs should be provided as necessary to minimize the parking area's impact on Entrance Corridor streets. Shrubs should measure 24" in height. Proposed parking at the northwest end of the site adjacent to Town & Country Lane and at the southeast end of the site, east of the hotel, will be visible from the Corridor. Sheet 5 Landscape Plan does not show the use of shrubs to mitigate views of parking in these 2 locations. Recommendations: Revise Sheet 5 Landscape Plan to include shrubs, 24" tall min., located at the head of the parking spaces facing Town & Country Drive and the vehicular access easement shared with the Guadalajara Restaurant, southwest of the proposal. Revise the drawing to also show shrubs, 24" tall min., at the head of the 10 parking spaces proposed at the east end of the hotel, facing the Route 250 Corridor. Issue: Proposed Species/Monoculture Comments: Entrance Corridor Guidelines state: Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar characteristics. Such common elements allow for more flexibility in the design of structures because common landscape features will help to harmonize the appearance of the development as seen from the street upon which the Corridor is centered. As indicated on the Plant List, Sheet 5 Landscape Plan, the applicant's proposal is limited to the use of 22 Willow Oak trees, 8 Crape myrtle ornamental trees, and 51 Summersweet Hummingbird shrubs. This limited number of different species is indicative of a monoculture. The over -use of any one species in a development can lead to a single disease having a major impact on the landscape. Over -use can also result in a monotonous appearance. Generally speaking, limiting the use of a particular species to a smaller percentage of the total number ARB 4/6/2009 Holiday Inn Express, Preliminary - Page 4 proposed for that plant type (tree, shrub) will result in a landscape that is less susceptible to the impact of disease while also meeting the intent of the Entrance Corridor Guidelines for variety in the design. Some localities limit the number of proposed plants for one species to 25% of the total proposed for that plant type (tree, shrub). Recommendations: Revise the landscape proposal by limiting the number of proposed plants for any one species to 25% of the total proposed for that plant type (tree, shrub). Issue: Existing Trees Proposed for Relocation Comments: Sheet 5 Landscape Plan contains a note indicating that the 5 existing trees, shown adjacent to the north side of the shared access easement with the Guadalajara Restaurant, are to be relocated on -site. The trees are not identified for type or size, and their proposed location is not shown in the submission. Recommendations: Revise Sheet 5 Landscape Plan to identify, for type and caliper size, the 5 existing trees currently proposed for relocation on -site. Show the proposed locations of the relocated trees. Issue: Landscape Plan/Utilities and Light Pole Locations Comments: A photometric lighting layout plan was included with this submission; however, the location of the proposed site lighting was not included on Sheet 5 Landscape Plan. The location of existing and proposed utilities and their associated easements was also not included on Sheet 5. As a result, the proposal could not be fully assessed for potential conflicts with proposed planting. Recommendations: Revise Sheet 5 Landscape Plan to show the location of all proposed site lighting and existing and proposed utilities with their easements. Include the following note on the drawing: 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. Lighting Issue: Lighting Comments: A lighting photometric plan was included with this submission. The applicant is proposing the use of 21 Lithonia shoebox style fixtures, mounted at 20' heights, on poles around the perimeter of the parking lot. Flush mount ceiling fixtures are also proposed for the ceiling of the porte - cochere. • Proposed colors for fixtures and poles are not included on the Luminaire Schedule. A bronze matte finish would be appropriate for this proposal. • The standard lighting note regarding spillover and shielding is not included on the photometric plan. • Exterior wall -mount building light fixtures are not shown in this submission. Typically, a hotel would provide wall -mount building fixtures for illuminating the sidewalks encircling the structure. These fixtures should coordinate in both style and color with the proposed hotel structure. Recommendations: Revise the lighting photometric plan to include: • Proposed colors for the exterior light fixtures and poles. A bronze matte finish would be appropriate. • The standard lighting note: Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one - halffootcandle. • The location of all proposed wall -mount building light fixtures. Revise Sheet 2 of 2 Lighting Cutsheets to include cutsheets of all such fixtures and revise the luminaire schedule to indicate all options chosen. ARB 4/6/2009 Holiday Inn Express, Preliminary - Page 5 Signage Issue: Building Signage Comments: The applicant is proposing 3 wall- mounted signs on the building and 1 sign mounted in the gable of the porte - cochere. The 3 wall signs are each 5' tall, 12' wide and situated 24' above the base of the building. As shown on Sheet A -501 Building Elevations and the rendered elevation provided, these signs are located at the west end of the front elevation, the south end of the northwest (side) elevation and the south end of the southeast (side) elevation. • Details of the proposed signage, including sign type, materials, colors, and method of illumination, if any, were not included with this submission, but the wall signs are illustrated as a green logo box (5'x5') with the white letter (logo) H in the middle, and three rows of black and white text reading Holiday Inn Express & Suites centered to the right of the text. • The 3 wall signs have a balanced and coordinated appearance in their proposed locations. Their overall scale and proportion is appropriate for the wall area. • The colors of the proposed signs, as shown in the rendered elevations provided, have a well coordinated appearance. The green background of the logo box is gradated, transitioning from a light green hue in the upper left section to a darker green hue in the bottom right section of the sign. The white letter (logo) H, centered on the cabinet sign, acts as a transition for the gradated green background color, allowing the logo box and overall sign to represent the simplicity and reserve that is the goal of the EC guidelines. • Internal illumination of the three wall logo boxes with halo lighting of the adjacent text would be appropriate. • The same green logo box, in a smaller (3'x3') size, is shown centered in the gable of the porte - cochere. The size and shape of the sign gives it a forced appearance in this location and illumination of the sign is expected to increase that impact. Recommendations: For all proposed signage, provide a complete sign package addressing all of the criteria outlined in the ARB Sign Review Checklist. Consider a revised sign type for the gable of the porte - cochere with a design and size that is more in keeping with the context of its location. Non - illumination of that sign would be appropriate. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Proposed materials and colors for the hotel. 2. The appropriate method for screening outside mechanical equipment. 3. Proposed building signage. Staff recommends approval of a Certificate of Appropriateness, pending staff administrative approval of the following conditions: 1. Revise the building material/color key on Sheet A -501 Building Elevations to indicate the proposed materials and colors for the building cornice, and the trim, gable and columns of the porte - cochere. 2. Revise all applicable drawings to indicate the proposed location of all outside mechanical equipment. Provide details of the method and type of screen proposed. Provide drawings, including site sections, demonstrating the lack of visibility for any rooftop equipment that is proposed. These drawings should demonstrate that it is completely screened from all points along the Corridor, including the highest ARB 4/6/2009 Holiday Inn Express, Preliminary - Page 6 elevation. 3. Revise the applicable drawings by including a detail of the wall proposed in the northwest corner of the site. The detail should reference the manufacturer, product ID, and color of the wall material. Provide a sample of the wall material. 4. Revise all applicable drawings to include a detail illustrating the method of construction, materials, and colors for the dumpster enclosure. The detail should reference the manufacturer, product ID, and color of the enclosure material. A brick enclosure, using the same terrra cotta color brick Baystone proposed for the hotel, would be appropriate. 5. Revise Sheet 4 Grading & Drainage Plan by rounding the proposed off -site grading, shown along the southeast edge of the 30' access easement, to meet the existing condition. A 10' minimum radius is considered appropriate. Provide evidence that the off -site grading is permitted. 6. Revise Sheet 5 Landscape Plan by showing additional street trees, 2'/2" caliper min, 40' on center, in the following locations: 1 additional tree where 1 tree is currently shown adjacent to the intersection of Town & Country Lane and Olympia Drive, 3 additional trees where 2 are currently shown along the Olympia Drive frontage immediately east of the intersection with Town & Country Lane, and 2 additional trees at the opposite end of that frontage in the northeast corner of the site. 7. Revise Sheet 5 Landscape Plan to include shrubs, 24" tall min., located at the head of the parking spaces facing Town & Country Drive and the vehicular access easement shared with the Guadalajara Restaurant, southwest of the proposal. Revise the drawing to also show shrubs, 24" tall min., at the head of the 10 parking spaces proposed at the east end of the hotel, facing the Route 250 Corridor. 8. Revise the landscape proposal by limiting the number of proposed plants for any one species to 25% of the total proposed for that plant type (tree, shrub). 9. Revise Sheet 5 Landscape Plan to identify, for type and caliper size, the 5 existing trees currently proposed for relocation on -site. Show the proposed locations of the relocated trees. 10. Revise Sheet 5 Landscape Plan to show the location of all proposed site lighting and existing and proposed utilities with their easements. Include the following note on the drawing: 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. 11. Revise the lighting photometric plan to include: • Proposed colors for the exterior light fixtures and poles. A bronze matte finish would be appropriate. • The standard lighting note: Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one- halffootcandle. • The location of all proposed wall -mount building light fixtures. Revise Sheet 2 of 2 Lighting Cutsheets to include cutsheets of all such fixtures and revise the luminaire schedule to indicate all options chosen. 12. For all proposed signage, provide a complete sign package addressing all of the criteria outlined in the ARB Sign Review Checklist. Consider a revised sign type for the gable of the porte - cochere with a design and size that is more in keeping with the context of its location. Non - illumination of that sign would be appropriate. ARB 4/6/2009 Holiday Inn Express, Preliminary - Page 7