HomeMy WebLinkAboutARB201100062 Review Comments Preliminary Site Plan 2011-06-27ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB- 2011 -62: The Shops at Stonefield — Regal Cinema
Review Type
Preliminary review of a Site Development Plan
Parcel Identification
Tax Map 61W, Section 3, Parcel 23
Location
In the Stonefield development located at the northwest corner of Route 29 North and Hydraulic Road. The cinema is
proposed for the location bounded by Hydraulic on the south, Swanson on the east, and Stonefield Blvd. on the west.
Zoned
Neighborhood Model District (NMD); Entrance Corridor (EC)
Owner /Applicant
Albemarle Place EAAP LLC/Edens & Avant (Chris Haine)
Magisterial District
Jack Jouett
Proposal
To construct a 14- screen cinema with associated parking and site improvements as part of the Stonefield (previously
Albemarle Place) development.
Context
The cinema is proposed as part of the Stonefield Town Center development. The back of the cinema faces Hydraulic
Road. Development on the south side of Hydraulic includes a mix of commercial and residential properties, most at
1 -2 stories in height.
Visibility
The proposed cinema will be readily visible from the Hydraulic Road Entrance Corridor. It will also be visible from
the Route 29 North corridor.
ARB Meeting Date
July 5, 2011
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
DATE
REVIEW TYPE
TOPIC
1/3/2011
Work sessions
The ARB held work sessions on the proposed Stonefield development, addressing
4/18/2011
Stonefield design guidelines, Hyatt Place elevations, concept elevations for the Regal
5/16/2011
cinema and Trader Joe's, more in -depth discussion of the Regal cinema design, and
1
The goal of the regulation of the design of
concept designs for the town center buildings. (See Attachment A for comments made
6/6/2011
at the work sessions.)
6/20/2011
design that reflects the historic
9/15/2008
Work session
A work session was held on the revised conceptual design of the Albemarle Place
within the corridors reflects the traditional
project.
2005 -2006
Work sessions and
In 2005 and 2006 the ARB conducted reviews of Blocks A, B, C, D, F and G in the
formal reviews
proposed Albemarle Place development.
ANALYSIS
REF
GUIDELINE
ISSUE
RECOMMENDATION
GENERAL GUIDELINES
Purpose
1
The goal of the regulation of the design of
The proposed building does not reflect the
Revise the cinema to achieve a
development within the designated Entrance
traditional architecture of the area. Its forms
design that reflects the historic
Corridors is to insure that new development
and features do not reflect the forms and
architecture of Albemarle County.
within the corridors reflects the traditional
features of Albemarle's historic landmarks.
architecture of the area. Therefore, it is the
purpose of ARB review and of these Guidelines,
that proposed development within the designated
Entrance Corridors reflect elements of design
characteristic of the significant historical
landmarks, buildings, and structures of the
Charlottesville and Albemarle area, and to
promote orderly and attractive development
within these corridors. Applicants should note that
replication of historic structures is neither required
nor desired.
Compatibility with significant historic sites:
4
The examples contained in Appendix A should
The scale, materials and forms of the
Revise the cinema design to relieve
be used as a guide for building design: the
proposed building do not illustrate a strong
the blankness of the walls.
standard of compatibility with the area's historic
reference to historic architecture of the area.
structures is not intended to impose a rigid
The series of pilasters at the western end of
design solution for new development.
the building, if their depth is sufficient, will
Replication of the design of the important
suggest the colonnades that are found on
historic sites in the area is neither intended nor
buildings of the area, but the feature is not
desired. The Guideline's standard of
sufficient to compensate for the size and
compatibility can be met through building scale,
character of the other two blank building
materials, and forms which may be embodied in
blocks. The lattice at the eastern end of the
architecture which is contemporary as well as
building will help with providing a sense of
traditional. The Guidelines allow individuality in
human scale for pedestrians near the
design to accommodate varying tastes as well as
building, but from the EC it appears to be
special functional requirements.
acting as screening for the blank wall
behind it. The ARB has historically required
that blank walls be treated with architectural
features, not hidden by screens.
Compatibility with the character of the
Entrance Corridor
5
It is also an important objective of the Guidelines
The buildings on the south side of
Revise the white, light tan, and light
to establish a pattern of compatible architectural
Hydraulic Road are generally not prominent
grey colors of the proposed cinema
characteristics throughout the Entrance Corridor
structures; most are relatively small in scale
so that a significant portion of the
in order to achieve unity and coherence. Building
and executed in red brick. The scale,
building's surfaces are faced with
designs should demonstrate sensitivity to other
blankness, color and material of the
the darker, warmer colors of the
nearby structures within the Entrance Corridor.
proposed cinema do not reference these
town center's material/color palette.
Where a designated corridor is substantially
nearby structures. The wider use of darker,
developed, these Guidelines require striking a
warmer earth tones throughout the cinema
careful balance between harmonizing new
building would provide for greater
development with the existing character of the
compatibility.
corridor and achieving compatibility with the
significant historic sites in the area.
SPECIFIC GUIDELINES
Compatibility with significant historic sites
Structure design
9
Building forms and features, including roofs,
The proposed cinema does not incorporate
Incorporate architectural features
windows, doors, materials, colors and textures
windows, doors or roof forms —
into the building that are compatible
should be compatible with the forms and features
architectural features typically used to
with the significant historic
of the significant historic buildings in the area,
connect new buildings to the area's historic
buildings in the area and that help
exemplified by (but not limited to) the buildings
architecture. The primary features of the
reduce the scale and blankness of
described in Appendix A [of the design
proposed building are the large, blank, boxy
the design.
guidelines]. The standard of compatibility can be
shapes, which are not based in the area's
met through scale, materials, and forms which
historic architecture.
Revise the building colors to darker
may be embodied in architecture which is
earth tones.
contemporary as well as traditional. The
Shades of gray, white and tan are proposed
replication of important historic sites in
for the building. Although these colors have
Revise the building materials to use
Albemarle County is not the objective of these
been used in the historic architecture of the
no more than 50% synthetic stucco.
guidelines.
area, their application here emphasizes the
non - historic features and character of the
If wood siding is used, indicate how
building (the size, scale and blankness).
it will be treated to maintain an
appropriate appearance over time.
The primary building material proposed for
the cinema is synthetic stucco. As with the
colors, the synthetic stucco tends to
emphasize the scale and blankness of the
design. The extensive use of the synthetic
material is unprecedented in the Entrance
Corridor. Incorporation of a significant
amount of true masonry into the design
would be appropriate. Metal siding is
illustrated in this proposal. Its application in
the tall recessed panels at the west end of
the Hydraulic Road elevation gives the
building an industrial appearance. The metal
panels were replaced with wood siding in a
recent revision to the cinema design. The
ARB expressed concern about maintaining
the finish and an appropriate appearance for
the wood.
The building measures approximately 220'
10
Buildings should relate to their site and the
x 320' x more than 40' tall. This large scale
surrounding context of buildings.
does not relate to the much smaller scale of
the buildings on the south side of Hydraulic
11
The overall design of buildings should have
Road. As viewed from Hydraulic, the
human scale. Scale should be integral to the
building is divided into three boxes, with
building and site design.
minor changes in color and a pattern of
screed lines used to break up the blankness
and reduce the scale. Alternate /additional
treatments are required to mitigate the scale.
12
Architecture proposed within the Entrance
The primary impression of the building is
Revise the cinema design to provide
Corridor should use forms, shapes, scale, and
that of three blocks, not a cohesive whole.
a greater unity of parts.
materials to create a cohesive whole.
13
Any appearance of "blankness" resulting from
The use of channel screed lines to break up
Provide a detail on the plans to
building design should be relieved using design
the wall surface does not sufficiently relieve
clarify the width and depth of the
detail or vegetation, or both.
the blankness of the design.
channel screed lines.
Revise the cinema design to relieve
the blankness.
14
Arcades, colonnades, or other architectural
In one of the cinema work sessions, some
None.
connecting devices should be used to unify
ARB members indicated that the trellis
groups of buildings within a development.
might be utilized to help unify the blocks of
the building. The trellis was extended in a
later revision.
Accessory structures and equipment
17
Accessory structures and equipment should be
A loading /dumpster area is located at the
Provide a roof plan; include the
integrated into the overall plan of development
northwest corner of the building. A rooftop
mechanical screen on the plan.
and shall, to the extent possible, be compatible
mechanical screen projects above the
Provide drawings to clarify the
with the building designs used on the site.
western block of the building. The screen is
to be constructed of prefinished metal
visibility of the roof
screen/equipment from the ECs. If
18
The following should be located to eliminate
visibility from the Entrance Corridor street. If,
panels in white. The screen is set back from
the screen is visible, revise it to an
after appropriate siting, these features will still
the west and south elevations. Its degree of
architectural element that is fully
have a negative visual impact on the Entrance
visibility from the ECs is unclear. Visible
integrated with the architecture of
Corridor street, screening should be provided to
roof screens are generally not appropriate
the building.
eliminate visibility.
for the EC. Visible screening should have
a. Loading areas,
the appearance of an integrated architectural
b. Service areas,
element.
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
The note does not appear on the plans.
Add the following note to the site
and the architectural plan: "Visibility of all
and architectural plans: "Visibility
mechanical equipment from the Entrance
of all mechanical equipment from
Corridor shall be eliminated."
the Entrance Corridor shall be
eliminated."
Lighting
General Guidelines
22
Light should be contained on the site and not
Spillover exceeds .5 fc at the entrances into
Revise the lighting plan to eliminate
spill over onto adjacent properties or streets;
the site from Hydraulic Road.
spillover beyond .5 fc, and to use an
LLF of 1.0
The photometric plan was calculated using
LLFs of .6 and .65. The LLF must be 1.0 to
meet County requirements.
26
Dark brown, dark bronze, or black are
Fixture and pole colors are not clear from
Provide one complete light schedule
appropriate colors for free - standing pole
the information submitted.
in the site plan. Provide complete
mounted light fixtures in the Entrance Corridors.
information for all site and wall
Two schedules are provided, but complete
fixtures. Identify the color for each
lighting information is not included. Some
fixture /pole. Include the quantity of
catalog numbers do not appear to match the
each fixture. Include catalog
cut sheets that have been provided.
numbers for all fixtures; ensure that
catalog numbers match the cut
sheets. Include the cut sheets on a
sheet of the site plan.
27
The height and scale of freestanding, pole-
Pole lights proposed in the parking lot on
Limit the parking lot pole lights to
mounted light fixtures should be compatible with
the west side of the cinema are 35' tall. This
20' high, including bases.
the height and scale of the buildings and the sites
is compatible with the height of the cinema,
they are illuminating, and with the use of the site.
but it far exceeds the 20' limit and the
Typically, the height of freestanding pole-
typical height of pole lights approved in the
mounted light fixtures in the Entrance Corridors
ECs. Because the parking lot is adjacent to
should not exceed 20 feet, including the base.
the EC, the 20' limit should be maintained.
Fixtures that exceed 20 feet in height will
typically require additional screening to achieve
an appropriate appearance from the Entrance
Corridor.
29
The following note should be included on the
The note does not appear on the plan.
Include the following note on the
lighting plan: "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 half
footcandle."
plan: "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
half footcandle."
Guidelines for the Use of Decorative Landscape
Lighting
30
Light used for decorative effect shall:
A number of light fixtures are proposed to
Reduce the amount of illumination
a. be compatible with the character of the
illuminate the cinema building. Fixtures are
on and around the cinema building.
Entrance Corridor. Compatibility of exterior
proposed at the top of the recessed panels at
lighting and lighting fixtures is assessed in terms
the west end of the Hydraulic elevation, in
Add the following notes to the plan:
of design, use, size, scale, color, and brightness.
the vertical members of the trellis on the
Automatic timing devices shall be
Hydraulic and east elevations, and in the
used to extinguish exterior building
Where used for decorative effect, outdoor light
railing on the east elevation. This amount of
illumination between 11:00 p.m.
31
fixtures shall:
exterior building illumination is
and dawn. Building lighting shall
a. be equipped with automatic timing devices and
unprecedented for approved buildings in the
not be modified to reflect seasonal
shall be extinguished between the hours of 11:00
Entrance Corridors. The nighttime
colors.
p.m. and dawn.
renderings suggests a high level of
b. be shielded and focused to eliminate glare.
illumination. Illuminating the recessed
Glare control shall be achieved primarily through
panels at the west end of the Hydraulic
the use of such means as cutoff fixtures, shields
Road emphasizes the scale of the building
and baffles, and appropriate application of
and its non - historic character.
mounting height, wattage, aiming angle, fixture
placement, etc.
There is no indication that automatic timing
c. be cutoff luminaires, aimed so as not to project
devices will be used for the wall lights.
their output beyond the objects intended to be
illuminated; or non - cutoff luminaires, equipped
Most of the fixtures used to illuminate the
with glare shields, visors, barn doors, and/or
building are not full cutoff fixtures. Some
other similar shielding accessories as required to
are to be installed in recessed areas of the
meet the following criteria: Light distribution
wall, trellis or railing. Most are aimed at the
from all lighting installations shall be cut -off at
wall in general, not at relatively small,
all angles beyond those required to restrict direct
specific architectural features.
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
A substantial amount of landscaping will be
See below.
landscaping are intended to reflect the
required to promote visual order and to
landscaping characteristic of many of the area's
integrate the cinema into the corridor.
significant historic sites which is characterized
by large shade trees and lawns. Landscaping
should promote visual order within the Entrance
Corridor and help to integrate buildings into the
existing environment of the corridor.
32
Landscaping along the frontage of Entrance
Entrance Corridor street trees are shown 40'
Revise the landscape plan so that
Corridor streets should include the following:
on center instead of 35' on center. No
large shade trees at 31 /z" caliper are
a. Large shade trees should be planted parallel to
ornamental trees are included along the
spaced 35' on center, parallel to the
the Entrance Corridor Street. Such trees should
corridor.
EC. Intersperse ornamental trees
be at least 31/2 inches caliper (measured 6 inches
among the shade trees. Identify the
above the ground) and should be of a plant
The plant schedule lists proposed species,
trees on the plan by species.
species common to the area. Such trees should be
but the plan does not identify the species of
located at least every 35 feet on center.
individual trees.
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.
33
Landscaping along interior roads:
Trees are proposed along Stonefield Blvd.,
Show 21/2" caliper large trees
a. Large trees should be planted parallel to all
and on a portion of the west side of
planted along the east side of
interior roads. Such trees should be at least 21/2
Swanson Drive, but none are shown along
Inglewood Drive at 40' on center.
inches caliper (measured six inches above the
Inglewood Drive. Planting size cannot be
round) and should be of a plant species
determined because the species are not
common to the area. Such trees should be located identified on the plan.
at least every 40 feet on center.
35 Landscaping of parking areas:
a. Large trees should align the perimeter of
parking areas, located 40 feet on center. Trees
should be planted in the interior of parking areas
at the rate of one tree for every 10 parking spaces
provided and should be evenly distributed
throughout the interior of the parking area.
b. Trees required by the preceding paragraph
should measure 21/2 inches 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:
a. Trees or other vegetation should be planted
along the front of long buildings as necessary to
soften the appearance of exterior walls. The
spacing, size, and type of such trees or vegetation
should be determined by the length, height, and
blankness of such walls.
b. Shrubs should be used to integrate the site,
buildings, and other structures; dumpsters,
accessory buildings and structures; "drive thru"
windows; service areas; and signs. Shrubs should
measure at least 24 inches in height.
The landscape plan isn't coordinated with
the site plan and lighting plan. The
landscape plan doesn't show the parking lot
on the east side of the cinema.
Trees provided on the east and south sides
of the parking lot are acting as both
perimeter parking lot trees and as street
trees. No perimeter parking lot trees are
provided on the west side of the lot.
The size and blankness of the building
suggests that a significant amount of
landscaping is required to integrate the
building into the corridor. Seven trees and a
row of shrubs are proposed along the
Hydraulic face of the building.
Additional/alternate planting should be
considered. Although EC tree spacing is 35'
oc, irregular spacing and grouping of plants
might be considered in conjunction with
architectural changes to mitigate the size
and scale of the building.
A single species of shrub is proposed
throughout the cinema project. The number
of species should be expanded. Limiting the
number of proposed plants for one species
Revise the landscape plan to show
the parking lot on the east side of
the cinema and all of the
corresponding landscaping.
Provide perimeter parking lot trees
on the west side of the parking lot
located west of the cinema.
Clearly show the location of the
trellis on the site plan. Clearly show
on a plan the relationship between
the building, the trellis, the railing,
the sidewalk, the landscaping and
the EC. Provide landscaping
beyond the standard EC minimums
to offset the impacts of the scale of
the building.
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).
T17
to 25% of the total 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.
The plans do not clearly show the location
of the trellis.
38
Plant health: The following note should be added
The note does not appear on the plan.
Add the following note to the plan:
to the landscape plan: "All site plantings of trees
"All site plantings of trees and
and shrubs shall be allowed to reach, and be
shrubs shall be allowed to reach,
maintained at, mature height; the topping of trees
and be maintained at, mature
is prohibited. Shrubs and trees shall be pruned
height; the topping of trees is
minimally and only to support the overall health
prohibited. Shrubs and trees shall
of the plant."
be pruned minimally and only to
support the overall health of the
plant."
Site Development and layout
Development pattern
39
The relationship of buildings and other structures
There is a railing on the retaining wall at the
Clarify railing locations throughout
to the Entrance Corridor street and to other
parking lot. Two guardrail details are
the site. Revise the color of the
development within the corridor should be as
provided. "Delicate White" is the color
railing on the retaining wall to a
follows:
proposed for the metal handrails. A darker
much darker color. Coordinate the
e. If significant natural features exist on the site
color would be more appropriate for the
railing color near the cinema with
(including creek valleys, steep slopes, significant
railing on the retaining wall at the parking
the final building colors.
trees or rock outcroppings), to the extent
lot. An alternate color for the railings near
practical, then such natural features should be
the cinema may be appropriate if building
reflected in the site layout. If the provisions of
colors are revised.
Section 32.5.6.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.
44
Natural drainage patterns (or to the extent
A temporary sediment basin is proposed at
Revise the plan to show how the
T17
11
required, new drainage patterns) should be
the southeast corner of the Sperry Marine
appearance of the temporary
incorporated into the finished site to the extent
site. An interim stormwater facility is
sediment basin and interim
possible.
proposed at the northeast corner of the
stormwater facility along Rt. 29 will
Sperry Marine site. Both facilities are
be made appropriate for the EC.
situated close to the road and will be visible
from the Rt. 29 EC.
SIGNS
Some of the cinema elevations have shown
Provide complete information on
wall signs, but complete details have not
the wall signs proposed for the
been provided. Due to the size and character
cinema. (Use the sign checklist for
of the proposed building, there is a potential
submittal requirements.) Note that
for the building to appear as a billboard if
current maximum wall sign height
wall signs are over - scaled. Submittal of sign
is 30'.
details with the building elevations will
allow for better coordination. The applicant
should note that current maximum wall sign
height is 30'.
11
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Connection to historic architecture
2. Blankness
3. White and light colors
4. Overuse of synthetic stucco
5. The cinema design as a cohesive whole
6. Rooftop equipment, rooftop mechanical screen
7. Height of parking lot pole lights
8. Amount of external building illumination
9. Railing color(s)
10. Planting along the corridor, along the cinema and at the parking lots
Staff offers the following comments on the preliminary submittal:
Regarding the architectural design:
1. Revise the cinema to achieve a design that reflects the historic architecture of Albemarle County.
2. Revise the cinema design to relieve the blankness of the walls.
3. Incorporate architectural features into the building that are compatible with the significant historic buildings in the area and that help reduce the scale
and blankness of the design.
4. Revise the cinema design to provide a greater unity of parts.
5. Revise the white, light tan, and light grey colors of the proposed cinema so that a significant portion of the building's surfaces are faced with the
darker, warmer colors of the town center's material /color palette.
6. Revise the building materials to use no more than 50% synthetic stucco.
7. If wood siding is used, indicate how it will be treated to maintain an appropriate appearance over time.
8. Provide a detail on the plans to clarify the width and depth of the channel screed lines.
9. Provide a roof plan; include the mechanical screen on the plan. Provide drawings to clarify the visibility of the roof screen/equipment from the ECs.
If the screen is visible, revise it to an architectural element that is fully integrated with the architecture of the building.
10. Add the following note to the site and architectural plans: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated."
12
Re ag rding lightina:
11. Revise the lighting plan to eliminate spillover beyond .5 fc, and to use an LLF of 1.0
12. Provide one complete light schedule in the site plan. Provide complete information for all site and wall fixtures. Identify the color for each
fixture /pole. Include the quantity of each fixture. Include catalog numbers for all fixtures; ensure that catalog numbers match the cut sheets. Include
the cut sheets on a sheet of the site plan.
13. Limit the parking lot pole lights to 20' high, including bases.
14. Include the following note on the plan: "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
half footcandle."
15. Reduce the amount of illumination on and around the cinema building.
16. Add the following notes to the plan: "Automatic timing devices shall be used to extinguish exterior building illumination between 11:00 p.m. and
dawn. Building lighting shall not be modified to reflect seasonal colors."
Regarding landscaping_
17. Revise the landscape plan so that large shade trees at 31 /z" caliper are spaced 35' on center, parallel to the EC. Intersperse ornamental trees among the
shade trees. Identify the trees on the plan by species.
18. Show 21/2" caliper large trees planted along the east side of Inglewood Drive at 40' on center.
19. Revise the landscape plan to show the parking lot on the east side of the cinema and all of the corresponding landscaping.
20. Provide perimeter parking lot trees on the west side of the parking lot located west of the cinema.
21. Provide landscaping beyond the standard EC minimums to offset the impacts of the scale of the building.
22. 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).
23. 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."
Regarding the site:
24. Clearly show the location of the trellis on the site plan. Clearly show on a plan the relationship between the building, the trellis, the railing, the
sidewalk, the landscaping and the EC.
25. Clarify railing locations throughout the site. Revise the color of the railing on the retaining wall to a much darker color. Coordinate the railing color
near the cinema with the final building colors.
26. Revise the plan to show how the appearance of the temporary sediment basin and interim stormwater facility along Rt. 29 will be made appropriate
for the EC.
Regarding signage:
27. Provide complete information on the wall signs proposed for the cinema. (Use the sign checklist for submittal requirements.) Note that current
maximum wall sign height is 30'.
13
APPENDIX A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
C1
Site Plan
5/17/11
LS 1
Landscape Plan
5/27/11
LT1
Site Lighting Plan
5/23/11
LT2
Floor Plan - Level 1 - Lighting
May 23, 2011
LT3
Building Elevations - Lighting
May 23, 2011
LT4
Building Elevations — Lighting
May 23, 2011
LT5
Photometric Plan
5/23/11
Fixture Detail Sheets
23 May 2011
Perspective Sketches (3) View from SE, View from SW, View from Route 29
23 May 2011
Site Sections A, B, C
23 May 2011
A201
Floor Plan Level 1
May 23, 2011
A202
Main Level
May 23, 2011
West Elevation
23 May 2011
East Elevation
23 May 2011
South Elevation
23 May 2011
E &S Plan sheets 1, -4, 6 -7, 10 -13, 16 -18, and 21 -23 of 35
3/18/11
Material/color boards (2)
May 23, 2011
Site photographs
May 23, 2011
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ATTACHMENT A
STONEFIELD 2011 WORK SESSION COMMENTS
1/3/2011
Regarding the Albemarle Place work session, the ARB made the following comments:
1. The building at the corner of Hydraulic and Route 29 presents a challenge due to its size, its orientation, the surrounding parking lots, the loading
area, and the general appearance of the area as a "void." The building should be anchored in some way. How does it address the open space? It is
one of the center's main buildings and is located at this major corner and it presents its back to the ECs.
2. Two foot (2') shrubs won't successfully mitigate the impact of a large parking area immediately adjacent to the EC (between Hydraulic and the
hotel, on Hydraulic and Rt. 29 around the grocery store, and at the northeast corner of Phase 1). More relief will be required on the edges. Consider
walls and grade changes. Consider "temporary" treatments that might be removed when future construction is ready to proceed.
3. Consider historic building size, particularly regarding the movie theater. A Regal 13 movie theater is not the scale of this community. The
Hydraulic elevation of the theater will require careful attention to detail.
4. It was noted that real stucco, not EIFS, would be used in this project.
5. In general, the material palette appeared appropriate, but how the materials are implemented throughout the project is the key. When brick is used, it
should be rooted in Charlottesville /Albemarle tradition, but red brick is not required.
6. The rendering of the hotel doesn't convey the richness of the proposed materials. Additional drawings that clarify the relationships among the
various volumes (how far do they project forward/back ?) should be provided — 3D drawings, a better rendering, and additional detail on materials.
7. The way the hotel building meets the ground is inconsistent — strong in some areas, weak in others. The wainscoting may be too short.
8. A highly reflective copper surface will not be appropriate in the Entrance Corridor.
9. This project will be establishing the context for future buildings to be constructed in this area. The buildings should be designed while asking, "What
does someone do next to this ?"
10. The applicant will be establishing architectural guidelines that the center will follow, in addition to meeting the EC Guidelines. The center's
guidelines may be submitted with the ARB application to assist in coordination.
11. The applicant will be requesting meetings with individual ARB members to further discuss the hotel design. The applicant will aim for a January
24`h submittal and March 7 preliminary ARB review of the hotel design.
4/18/2011
The ARB held a work session on the Stonefield (previously Albemarle Place) development. The applicant discussed the development's design
guidelines with the ARB and presented a revised Hyatt Place elevation for discussion. It was the general consensus of the ARB that the design guidelines
and the Hyatt Place elevation were moving in the right direction. The following comments were made:
1. There continues to be concern about the appearance of the corner building.
2. Viewing the landscaping together with the buildings is important.
3. Focus on what is visible from the EC.
4. Red brick and cast stone are missing from the proposed materials palette. Though these materials are not required, the applicant may wish to
consider opening the palette further for added interest and flexibility later.
5. A planting plan will be required for "temporary" stormwater facilities that will be in place for more than 18 months.
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6. Additional clarification on the phasing of the project was requested.
7. The timing of building construction can impact the level of ARB review required on a particular building.
5/16/2011
The ARB held a work session on the Stonefield (previously Albemarle Place) development. The applicant discussed the concept elevations for the Regal
Cinema and Trader Joe's with the ARB. The ARB provided the following comments.
1. Building transparency enlivens the street edge. The Trader Joe's should incorporate transparency along the EC.
2. The grocery store columns aren't supporting enough. They feel thin and applied.
3. Stepping out the corner of the grocery store may be appropriate.
4. It is difficult to see the connection to local architecture in the grocery store design.
5. There was continued discussion about the appearance of the corner building, with board members noting that the Hydraulic /29 corner is
potentially the most important in the County.
6. There was much discussion about the material and overall color palette and how it relates to local architecture.
7. There is concern about how the large expanses of a single material will appear.
8. What material are pedestrians walking next to?
9. Stucco and synthetic stucco were discussed. Long -term durability and permanence are issues.
10. Consider a more civic - character material for the infill panels between the cinema's pilasters. Hardipanel doesn't seem appropriate.
11. The horizontal lattice piece along the cinema was considered an appropriate feature. Extending it further may be appropriate.
6/6/2011
The ARB held a work session on The Shops at Stonefield, discussing the town center buildings and the Regal Cinema design. In summary, ARB
members provided the following comments:
1. The cinema design really can't be compared to the Rotunda or Monticello. The cinema design has no obvious connection to Albemarle's historic
architecture.
2. Important issues are:
a. materials /quality of materials,
b. relief of the wall planes,
c. interest in the walls and materials,
d. scale and the breaking up of the building mass.
3. The earlier sketches showed some features that weren't carried through in the current drawings but should be reintroduced:
a. the trellis had a stronger presence,
b. the tower at the west end added vertical interest,
c. there was more significant depth/relief between building parts,
d. there was a greater break -up of the sections of the building,
e. there was more visual interest in the materials,
f. there was more significant contrast between colors, which helped break up the mass.
4. The design uses too much stucco. This massive use of stucco is unprecedented.
5. The design is too light - colored.
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6. The trellis element could help make the design more palatable along the street edge. The "meatier" trellis elements previously shown were more
successful than the "airier" elements in the current submittal.
7. A depth of 1'4" for the recessed panels at the west end of the south elevation is not an appropriate proportion for that size panel.
8. The depth of the recesses wasn't evident in the plan.
9. The east fagade also has significant scale issues.
10. The building doesn't "meet the ground"
11. There is concern that the screed lines won't read sufficiently to break up the stucco surface.
12. There is concern about the roof screen and mechanical equipment.
13. There is concern about the precedent- setting aspect of this review /approval.
6/20/2011
The ARB held a work session on the elevations for the Regal Cinema and Trader Joe's in the Stoneiield development. During the discussion with the
applicant, ARB members made the following comments.
Regarding the cinema:
1. The accuracy of the landscape depicted in the perspectives was questioned.
2. Substantial shrubbery at the base of the building is needed.
3. The top halves of the two eastern blocks are still very blank.
4. The revisions to the western block are good. The color contrast is good.
5. The eastern two blocks still need work. It is still a big, white, blank building that doesn't respond to local historic architecture.
6. The need for the channel screed "lines" to be substantial was repeated and emphasized.
7. It will be important to find a product that will allow the wood to retain its rich wood color.
8. Setting a precedent by approving a building of this size finished almost completely in simulated stucco is an important consideration. A change
in material is warranted. Contrasting material between the two EIFS ends makes sense. Limit simulated stucco to less than 50% of the fagade
materials.
9. The massing is acceptable. Material is the #1 concern.
10. The ARB asked to see the view from the left turn lane from Hydraulic /29. In addition, a view coming down the hill on Hydraulic Road would be
helpful.
Regarding Trader Joe's:
11. There are a lot of similarities to the cinema design, at a different scale.
12. Consider alternate materials for the recesses of the corner element.
13. A quiet wall is a blank wall.
14. This is not a background building. It is one of the most prominent corners in the County. It must be designed and detailed accordingly.
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