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HomeMy WebLinkAboutARB201100063 Review Comments Preliminary Site Plan 2011-06-27ARCHITECTURAL REVIEW BOARD STAFF REPORT Project # /Name ARB- 2011 -63: Hyatt Place at Stonefield Review Type Preliminary Review of a Site Development Plan Parcel Identification Tax Map 61W, Section 3, Parcel 19B Location In the Stonefield development located at the northwest corner of Route 29 North and Hydraulic Road, bounded by Main Street on the south, Inglewood Drive on the west, and Stonefield Blvd. on the east. Zoned Neighborhood Model District (NMD); Entrance Corridor (EC) Owner /Applicant Albemarle Place EAAP LLC/Macfarlane Stonefield, LLC (Charles Macfarlane) Magisterial District Jack Jouett Proposal To construct a 136 -room, 6 -story hotel with associated parking and site improvements as part of the Stonefield (previously Albemarle Place) development. Context/Visibility The Hyatt is proposed to be located approximately 500' north of the Hydraulic Road Entrance Corridor. In the initial phase of development, a parking lot will be located between the hotel and the EC, so the hotel will be clearly visible from Hydraulic Road, but at a distance. A future phase of development will replace the parking lot with structures and it is anticipated that the upper part of the hotel will be visible above those structures for viewers on Hydraulic. Given the height of the proposed hotel, it will also be visible from the Route 29 North Entrance Corridor, and it is likely that visibility will be for a great distance on the corridor north of the site. ARB Meeting Date July 5, 2011 Staff Contact Margaret Maliszewski PROJECT HISTORY DATE APPLICATION/REVIEW TYPE RESULT 1/3/2011 Work session General re- introduction of project 4/18/2011 Work session Overview of Stonefield design guidelines and Hyatt Place elevations ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION 1 The goal of the regulation of the design The proposed hotel does not have a Provide perspective sketches of the of development within the designated strong tie to the traditional architecture hotel as viewed from the ECs. Entrance Corridors is to insure that new of the area. It does, however, use some development within the corridors reflects forms and features that are found in the Provide a roof plan for review. the traditional architecture of the area. area's historic buildings. The building is Therefore, it is the purpose of ARB divided into a base, middle and top, Indicate on the drawings the review and of these Guidelines, that which is a traditional system of material for the roof of the copper proposed development within the architectural division. The hotel is faced block. designated Entrance Corridors reflect in brick and stone, which are common elements of design characteristic of the building materials in the region Provide additional information to significant historical landmarks, (although visibility of the stone from the clarify the extent of reflectivity of buildings, and structures of the EC will eventually be lost due to its the copper panels. Charlottesville and Albemarle area, and location at the building's base and to promote orderly and attractive lowest floor level). There is a hierarchy development within these corridors. of building forms, and there is a central Applicants should note that replication of entrance and end pieces that provide a historic structures is neither required nor balanced, unified design. desired. The copper block with the single - 3 New structures and substantial additions to existing structures should respect the pitched roof is the primary form of the traditions of the architecture of hotel design. It has a decidedly modern historically significant buildings in the appearance, but its warm earth tone Charlottesville and Albemarle area. color and its position help anchor and balance the building as viewed from 9 Building forms and features, including roofs, windows, doors, materials, colors Hydraulic. As viewed on the east and textures should be compatible with elevation, the copper block is a the forms and features of the significant relatively "thin" (10' wide) element. On historic buildings in the area, exemplified the north elevation, it is faced in stucco by (but not limited to) the buildings (or synthetic stucco). Perspective described in Appendix A [of the design sketches of the building from the ECs guidelines]. The standard of would be useful to understand the 3- compatibility can be met through scale, dimensional form of the copper block as materials, and forms which may be it relates to the overall building. A roof embodied in architecture which is plan and identification of the roof contemporary as well as traditional. The material for the copper block would also replication of important historic sites in help in understanding the impacts of the Albemarle County is not the objective of form and the building. The ARB these guidelines. previously indicated that a highly reflective surface would not be appropriate for the EC. A small sample of the copper panel has been submitted for review. Most of the Hydraulic elevation is faced in brick. Stucco (or synthetic stucco) is proposed for the hotel, but it would be used above the second story, it constitutes less than 50% of the facing material, and it will be viewed at a substantial distance from the EC. The south elevation closely follows the elevation shown at the 4/18/11 work session. 5 It is also an important objective of the The scale and character of the hotel do None. Guidelines to establish a pattern of not demonstrate a high level of compatible architectural characteristics sensitivity to nearby buildings on throughout the Entrance Corridor in Hydraulic Road. The hotel is 6 stories order to achieve unity and coherence. tall, which exceeds most of the Building designs should demonstrate Hydraulic Road buildings by 4 -5 stories. sensitivity to other nearby structures However, as viewed from Hydraulic, the within the Entrance Corridor. Where a mass of the building is broken down designated corridor is substantially into multiple parts with varying heights developed, these Guidelines require and setbacks, and this helps mitigate the striking a careful balance between scale. The scale of the hotel will harmonizing new development with the eventually be further mitigated by the existing character of the corridor and construction of the surrounding town achieving compatibility with the center buildings. significant historic sites in the area. Much of the hotel is to be faced in brick, 10 Buildings should relate to their site and the surrounding context of buildings. which is a material found in many of the existing Hydraulic Road buildings, though it is not the traditional red brick that is typical of the County. The proposed materials are consistent with the town center's material palette and some of the materials represent the darker earth tones of that palette, which are compatible with historic sites in the area. 15 Trademark buildings and related features The standard hotel design was None. should be modified to meet the previously presented to staff and to the requirements of the Guidelines. ARB. The standard design was modified to more closely address EC Guidelines. 16 Window glass in the Entrance Corridors Information on the proposed window Provide specs on the proposed should not be highly tinted or highly glass was not provided. window glass. Ensure that the reflective. Reflectance off the outside pane reflectance off the outside pane is of glass should be kept below 7%. kept below 7%. If the glass is to be Specifications on the proposed window tinted, provide a sample for review. glass and samples of tinted window glass Note that only minimal tints have should be submitted with the application been approved in the past. for final review. Accessory structures and equipment 17 Accessory structures and equipment Some equipment is located on the north Provide information on the plan to should be integrated into the overall plan side of the hotel. Equipment in that confirm that rooftop equipment will of development and shall, to the extent location is not expected to be visible not be visible. Provide roof plan, possible, be compatible with the building from the ECs. Information has not been equipment locations, equipment designs used on the site. provided regarding rooftop equipment. It is assumed that parapet walls will heights, parapet wall heights, and/or other details /documentation. 18 The following should be located to eliminate visibility from the Entrance screen that equipment, but confirmation Corridor street. If, after appropriate siting, is needed. Consider alternate treatments or these features will still have a negative locations to reduce the visual visual impact on the Entrance Corridor Louvers are provided on the exterior impact of the a/c louvers on the street, screening should be provided to elevations at the locations of room air exterior of the building. Provide a eliminate visibility. conditioners. The louvers are dark in color sample for the louvers. a. Loading areas, color and stand against the lighter colors b. Service areas, of the brick and stucco walls. As c. Refuse areas, illustrated in the color renderings, they d. Storage areas, have a definite visual impact. e. Mechanical equipment, f. Above - ground utilities, and g. Chain link fence, barbed wire, razor wire, and similar security fencing devices. 21 The following note should be added to the The note does not appear on the plans. Add the following note to the site site plan and the architectural plan: and architectural plans: "Visibility "Visibility of all mechanical equipment of all mechanical equipment from from the Entrance Corridor shall be the Entrance Corridor shall be eliminated." eliminated." Landscaping and Lighting The landscape plan included in the Provide landscape and lighting Hyatt Place submission shows plans for the hotel project. Ensure landscaping in the parking lot located that landscaping and lighting meet south of the hotel and west of the EC requirements. Landscaping cinema and Stonefield Blvd. It is the should include planting in/around same landscaped lot that is included in the parking lot on the north side of the cinema submittal. Landscaping is the hotel and planting around the needed in this lot to offset the impacts of hotel. The lighting plan should the hotel and the parking lot itself on the include all site and exterior building EC. See the Regal cinema staff report lighting. Ensure that all fixtures (ARB- 2011 -62) for recommendations meet EC guidelines and ordinance related to this southern parking lot and requirements. Calculate its landscaping. photometrics using an LLF of 1.0. The parking lot located to the north of Add the following note to the plan: the hotel provides parking for the hotel, "All site plantings of trees and but no landscaping or lighting are shown shrubs shall be allowed to reach, in that lot. Although the lot is located at and be maintained at, mature a distance from the ECs, large trees in height; the topping of trees is this lot will eventually be visible from prohibited. Shrubs and trees shall the ECs, as will nighttime illumination be pruned minimally and only to of the parking lot. support the overall health of the plant." Nine trees are shown near the hotel on the main entrance (south) side. Large trees near the building can help mitigate the scale of the large structure. The planting plan does not specify the species of each tree on the plan, but the identification is needed to understand the relationship of the landscaping to the building and the overall development. Signage Although details have not been Provide complete information on provided, wall signs consisting of the wall signs proposed for the channel letters and a multicolor logo are hotel. (Use the sign checklist for shown on the north, south, and east submittal requirements.) Note that elevations of the hotel. They are shown the 63' wall sign height is not installed at 63' high. Currently, allowed by ordinance at this time. maximum allowable height is 30'. Also note that internal illumination However, a ZTA is currently under of the logo and the number of review, which includes a proposed colors proposed for the logo exceed change that would allow an increase in the EC guidelines wall sign height not to exceed the height recommendations. of the cornice line. The multicolor logo includes more colors than the sign guidelines recommend. The sign SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. General selection and distribution of building materials 2. Copper -faced building block 3. Reflectivity of the copper panels 4. Room a/c vents — color /coordination 5. Multicolor logo, logo illumination Staff offers the following comments on the preliminary plan: 1. Provide perspective sketches of the hotel as viewed from the ECs. 2. Provide a roof plan for review. 3. Indicate on the drawings the material for the roof of the copper block. 4. Provide additional information to clarify the extent of reflectivity of the copper panels. 5. Provide specs on the proposed window glass. Ensure that the reflectance off the outside pane is kept below 7%. If the glass is to be tinted, provide a sample for review. Note that only minimal tints have been approved in the past. 6. Provide information on the plan to confirm that rooftop equipment will not be visible. Provide roof plan, equipment locations, equipment heights, parapet wall heights, and/or other details /documentation. 7. Consider alternate treatments or locations to reduce the visual impact of the louvers on the exterior of the building. Provide a color sample for the louvers. 8. Add the following note to the site and architectural plans: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 9. Provide landscape and lighting plans for the hotel project. Ensure that landscaping and lighting meet EC requirements. Landscaping should include planting in/around the parking lot on the north side of the hotel and planting around the hotel. The lighting plan should include all site and exterior building lighting. Ensure that all fixtures meet EC guidelines and ordinance requirements. Calculate photometrics using an LLF of 1.0. 10. Add the following note to the 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." 11. Provide complete information on the wall signs proposed for the hotel. (Use the sign checklist for submittal requirements.) Note that the 63' wall sign height is not allowed by ordinance at this time. Also note that internal illumination of the logo and the number of colors proposed for the logo exceed the guidelines recommendations. 7 guidelines also recommend limiting internal illumination of logos. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. General selection and distribution of building materials 2. Copper -faced building block 3. Reflectivity of the copper panels 4. Room a/c vents — color /coordination 5. Multicolor logo, logo illumination Staff offers the following comments on the preliminary plan: 1. Provide perspective sketches of the hotel as viewed from the ECs. 2. Provide a roof plan for review. 3. Indicate on the drawings the material for the roof of the copper block. 4. Provide additional information to clarify the extent of reflectivity of the copper panels. 5. Provide specs on the proposed window glass. Ensure that the reflectance off the outside pane is kept below 7%. If the glass is to be tinted, provide a sample for review. Note that only minimal tints have been approved in the past. 6. Provide information on the plan to confirm that rooftop equipment will not be visible. Provide roof plan, equipment locations, equipment heights, parapet wall heights, and/or other details /documentation. 7. Consider alternate treatments or locations to reduce the visual impact of the louvers on the exterior of the building. Provide a color sample for the louvers. 8. Add the following note to the site and architectural plans: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 9. Provide landscape and lighting plans for the hotel project. Ensure that landscaping and lighting meet EC requirements. Landscaping should include planting in/around the parking lot on the north side of the hotel and planting around the hotel. The lighting plan should include all site and exterior building lighting. Ensure that all fixtures meet EC guidelines and ordinance requirements. Calculate photometrics using an LLF of 1.0. 10. Add the following note to the 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." 11. Provide complete information on the wall signs proposed for the hotel. (Use the sign checklist for submittal requirements.) Note that the 63' wall sign height is not allowed by ordinance at this time. Also note that internal illumination of the logo and the number of colors proposed for the logo exceed the guidelines recommendations. 7 APPENDIX A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date A100 Cover sheet architectural Submitted 5/23/2011 A401 First Floor Plan - A402 Second Floor Plan - A403 Typical 3 -4 Floor Plan - A404 Typical 5 -6 Floor Plan - A501 Front Elevation (color) - A502 Back Elevation (color) - A503 Side (right) Elevation (color) - LS2 Landscape Plan 5/27/2011 C12 Grading and Drainage Plan 5/27/2011