HomeMy WebLinkAboutARB201100079 Review Comments Preliminary Site Plan 2011-08-12ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB- 2011 -79: The Shops at Stonefield Town Center
Review Type
Preliminary Review of Site Development Plan
Parcel Identification
Tax Map 61W, Section 3, Parcels 18B, 23, 24 and 25
Location
At the northwest corner of the intersection of Route 29 North and Hydraulic Road
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 eight buildings in the Stonefield Town Center development, including buildings A1, A3, A4, A5, B1, B2, C1 -2, and C1 -3.
Context
The Stonefield Town Center site is located in a mixed area of development. The Rt. 29 North corridor is a heavily developed commercial corridor.
Buildings along Hydraulic Road include a mix of residential and commercial buildings, primarily at one and two stories. A shopping center stands near
the southwest corner of the proposed site, and a residential development runs along the western border at Commonwealth Drive.
Visibility
The Stonefield Town Center will be visible from both the Route 29 North and Hydraulic Road Entrance Corridors. Buildings that are positioned
internal to the site will be progressively less visible the further into the site they are located.
ARB Meeting Date
August 15, 2011
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
DATE
REVIEW TYPE
TOPIC
7/18/2011
Work Session
The ARB approved the architectural design and site plan for the cinema, with conditions, and required work sessions to resolve
landscaping, lighting, metal shingle and interim stormwater facility issues.
7/5/2011
Preliminary Review
The ARB conducted a formal review of the submittal made on May 23, 2011.
Work Session
A work session was held on revised designs for the cinema building.
6/20/2011
Work sessions
The ARB held work sessions on the proposed Stonefield development, addressing Stonefield design guidelines, Hyatt Place elevations,
6/6/2011
concept elevations for the Regal cinema and Trader Joe's, more in -depth discussion of the Regal cinema design, and concept designs for the
5/16/2011
town center buildings. May 16 comments on Trader Joe's included the following
1. Building transparency enlivens the street edge. The Trader Joe's should incorporate transparency along the EC.
4/18/2011
2. The grocery store columns aren't supporting enough. They feel thin and applied.
1/3/2011
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?
June 20 comments on Trader Joe's included the following:
1. There are a lot of similarities to the cinema design, at a different scale.
2. Consider alternate materials for the recesses of the corner element.
3. A quiet wall is a blank wall.
4. This is not a background building. It is one of the most prominent corners in the County. It must be designed and detailed
accordingly.
9/15/2008
Work session
A work session was held on the revised conceptual design of the Albemarle Place 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 proposed Albemarle Place development.
formal reviews
ANALYSIS
REF I GUIDELINE
ISSUE
RECOMMENDATION
VISIBILITY
The town center submittal includes architectural
The current layout of buildings in the town center is not exactly the same as
Provide for review the elevations of A4 north
elevations for the portions of the buildings that the
the layout the ARB reviewed with the Albemarle Place proposal, but it is
(conceptual), B2 north (full length of the
applicants believe will be visible from the Entrance
similar. Based on the ARB's earlier visibility determination, elevations should
elevation), B3 north and south (conceptual),
Corridors. (See the 81 /z x 11 plan of the town center
be submitted for the full north sides of buildings B2 and B3, and conceptual
C2 -1 east (conceptual), and C2 -2 north
with the pink highlighting.) During the review of the
level elevations should be submitted for the north sides of buildings A4 and
(conceptual).
Albemarle Place proposal, the ARB completed an
C2 -2, the south side of B3, and possibly the east side of C2 -1. (See Attachment
extensive visibility study and identified the level of
A for a list of elevations submitted and needed.)
review that would be required for each elevation
based on anticipated visibility.
When the future phase of construction in Areas A, B and C is completed,
visibility of several building elevations will be reduced. These include the
south elevations of A3 and A4, and the north elevations of B2 and B3.
However, there is no deadline for the construction of the Phase 2 buildings.
Main Street buildings are located approximately 80 -100' apart, measured from
the north side of Main Street to the south side, and trees are proposed on both
sides of the street. The width of the street and the trees will limit some
visibility of the buildings. For comparison, buildings on Charlottesville's
downtown mall are approximately 62' apart.
GENERAL GUIDELINES
Purpose
1
The goal of the regulation of the design of
The proposed buildings do not reflect the traditional architecture of the area.
Revise the design of the town center buildings
development within the designated Entrance Corridors
The forms and features used in the building designs do not reflect the forms
to reflect the traditional architecture of the
is to insure that new development within the corridors
and features of Albemarle's historic buildings. Although replication of historic
area. Consider materials, colors, forms and
reflects the traditional architecture of the area.
structures is not required, some discernible connection to the traditional
details.
Therefore, it is the purpose of ARB review and of
architecture is.
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.
3
New structures and substantial additions to existing
The materials and forms of the proposed buildings do not clearly reference the
Revise the design of the town center buildings
structures should respect the traditions of the
historic architecture of Albemarle County. The town center buildings draw
to reflect the traditional architecture of
architecture of historically significant buildings in the
from, and are compatible with, the approved cinema design, but the town
Albemarle County. Consider materials, colors,
Charlottesville and Albemarle area.
center buildings do not have the functional requirements the cinema has.
Though replication of historic design is not required and compatibility with the
forms and details.
4
The examples contained in Appendix A should be
used as a guide for building design: the standard of
guidelines can be met with contemporary designs, the proposed town center
compatibility with the area's historic structures is not
buildings should exhibit a connection to the tradition of Albemarle's historic
intended to impose a rigid design solution for new
architecture, but they do not.
development. Replication of the design of the
important historic sites in the area is neither intended
nor desired. The Guideline's standard of compatibility
can be met through building scale, materials, and
forms which may be embodied in architecture which
is contemporary as well as traditional. The Guidelines
allow individuality in design to accommodate varying
tastes as well as special functional requirements.
5
It is also an important objective of the Guidelines to
The buildings on the south side of Hydraulic Road are generally not prominent
Revise the Al and A5 designs to harmonize
establish a pattern of compatible architectural
structures; most are relatively small in scale and executed in red brick. The
more with the character of the existing
characteristics throughout the Entrance Corridor in
scale, form, color and materials of Buildings Al and A5 do not reference these
development on Hydraulic Road. Consider
order to achieve unity and coherence. Building
nearby structures. The ARB has acknowledged, in the review of the Regal
materials and colors.
designs should demonstrate sensitivity to other nearby
cinema, that the scale of the area is changing. Unity and coherence could be
structures within the Entrance Corridor. Where a
achieved through the use of materials and colors that relate to the existing
designated corridor is substantially developed, these
buildings, rather than a revision to the scale of the proposed buildings.
Guidelines require striking a careful balance between
harmonizing new development with the existing
character of the 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 forms and features of the proposed buildings have no recognizable
Increase the use of stone and brick and reduce
windows, doors, materials, colors and textures should
relationship to the historic architecture of the area. Stucco is the primary
the use of stucco on the town center buildings.
be compatible with the forms and features of the
building material; it does not establish a positive tie to the historic architecture
When brick is used, use a brick color that
significant historic buildings in the area, exemplified
of the County. Stone and wood are traditional building materials in the County,
better represents the brick historically used in
by (but not limited to) the buildings described in
but in the proposed design, wood is limited to one retail space where it will be
the county instead of painted brick. Provide
Appendix A [of the design guidelines]. The standard
visible from the EC. The stone landscape walls are the strongest reference to
some additional form or detailing in the use of
of compatibility can be met through scale, materials,
architectural forms of the County, but the walls do not establish enough of a
stone in the building design that provides a
and forms which may be embodied in architecture
connection for a development of this size. The design of the town center
greater tie to the architectural traditions of
which is contemporary as well as traditional. The
buildings relates to the Regal Cinema design, but not to existing buildings in
Albemarle County.
replication of important historic sites in Albemarle
the area or Albemarle's traditional architecture.
County is not the objective of these guidelines.
Town Center buildings
10
Buildings should relate to their site and the
The majority of the Town Center building elevations are organized around a
When pilasters are used, provide a more
surrounding context of buildings.
series of bays framed by pilasters and in- filled with stucco. Stucco is used
substantial, more traditionally proportioned
extensively throughout the town center buildings. Portions of some elevations
element for the pilasters to support.
break from the pilaster/bay pattern with an application of stone veneer,
typically where the end of an elevation is situated at an entrance into the center
Provide on the drawings the color names and
from one of the ECs (parts of the south and west elevations of Buildings C1 -3
numbers for all materials, and provide samples
and A5; the north, south and east elevations of B1; and the north and east
for review. Rely less on shades of white and
elevations of A3).
gray; move to warmer earth tones.
Some of the pilasters that divide the elevations into bays are painted brick
Questions for the ARB to consider:
(Buildings A4 and C1 -2). Some in Buildings A3, A5, B2 and C1 -3 are stucco
Within storefront bays, should the infill
with painted brick bases. A stone base is identified at the north end of the C1 -2
materials above the awning /canopy be limited
east elevation and the north end of the A4 west elevation. The pilasters rise to
to a single material? Are the various wall
a thin metal coping, which results in a non - traditional appearance. (Note that
treatments appropriate for the EC?
rooftop equipment screens are included on the elevation drawings. The screens
are set back from the faces of the buildings and will not provide the
Should awnings be limited in design (size,
appearance of a cornice in reality as they do in the elevation drawings.)
color, location, signage) along Main Street?
Some bays have aluminum frame storefront windows with metal canopies or
fabric awnings in various sizes and colors (green, red, gray, yellow, beige,
brown, black). The variety of awning designs is greater than that approved in
other locations in the ECs. Given the width of Main Street and the resulting
visibility of the Main Street elevations of A4, B3, C1 -2, C2 -2, C2 -1 and C1 -3,
this unlimited awning design may be acceptable along Main Street.
Generally, the use of stone (with the exception of the retaining walls) and
wood in the town center buildings does not result in a recognizable tie to the
architecture of the county. The application of stone in a large rectangular mass
on various building elevations (as seen in Buildings Al, A3, A5, B1, and C1-
3) has a considerable visual impact, but it does not have a traditional form or
appearance.
Building /material colors are not identified by name /number for the town center
buildings, but the color palette as rendered in the color elevations is primarily
ray, white and tan, with some stone and wood tones. Windows are rendered
to suggest interior activity and the color used to accomplish this may be
mistaken for warm earth tones that don't actually exist in the exterior
materials. When brick is used in the town center buildings, it is to be painted
and is rendered white. The overall color impression does not reflect historic
materials of the county.
Bays with windows generally have stucco infill above, but some have fiber
cement siding or a combination of fiber cement siding and stucco. One has
wood siding (A3 south). The proportions and general appearance of the wall
treatment above many of the canopies /awnings is non - traditional. Examples
include the north end of the A4 west elevation, the north end of the A5 east
elevation, the B1 south elevation, the east end of the B2 south elevation, the
north end of the C1 -2 east elevation, and the C1 -3 west elevation. In some
places, the treatment above the awnings /canopies varies within the limits of a
single retail space, which does not contribute to a unified appearance.
Trader Joe's (A1)
Changes have been made to the Trader Joe's design since it was first presented
to the ARB in a May work session. The amount of stone has increased, and the
recessed bays and supports of the corner elements have been re- sized. The
southeast corner element incorporates brick. The north elevation and the north
ends of the east and west elevations incorporate windows, but large portions of
the east, south and west elevations do not.
A loading area on the west side of the building is enclosed with a stucco wall
that runs along the Hydraulic Road EC and will be readily visible from the EC.
The wall is lined with a row of shrubs. The character, material and general
appearance of the service area wall is not appropriate for the EC.
Revise the Trader Joe's loading area wall to
achieve an appropriate appearance for the EC.
The forms of the building and the way the forms are combined recall the Regal
Consider material, color, form, and greater
Cinema design, but they do not reflect historic architecture of the area. The tall
integration with the building.
pilaster bay at the southeast corner recalls the Regal Cinema, but at the
northeast corner, the proportions seem exaggerated and over - scaled and further
Clarify the reason for the change in stucco
limit the compatibility of the design with local architecture.
color and stone wall height change at the east
end of Trader Joe's north elevation. Ensure that
On the north elevation, the color of the stucco at the third bay from the east
this area is represented accurately on all plans.
differs from the two next to it, and the stone wall changes height at this point,
Revise the tops of the bays with the awnings so
resulting in an awkward appearance.
the pilasters have a more substantial element to
support.
The tops of the bays that have awnings end with a thin metal coping. The bays
with the tall span of brick above the pilasters have a more appropriate
appearance.
11
The overall design of buildings should have human
Most of the buildings are about 25' tall. Those at the north end of the
None.
scale. Scale should be integral to the building and site
development sit several feet above the EC, which may contribute to the sense
design.
of these buildings appearing /feeling bigger. The division of the buildings into
bays and the subdivision of the bays into storefront windows and stucco panels
help establish human scale.
12
Architecture proposed within the Entrance Corridor
The buildings all look like they belong together, although they do not reflect
None.
should use forms, shapes, scale, and materials to
the architecture of the area.
create a cohesive whole.
13
Any appearance of "blankness" resulting from
A majority of most of the building elevations are composed of pilaster- defined
Significantly reduce the number of "solid"
building design should be relieved using design detail
bays filled with "solid" materials (most typically, stucco in alternating colors
bays in the town center elevations so that the
or vegetation, or both.
and divided into panels) and no storefront windows. This results in a "back of
solid bays are not in the majority: B1 north, B2
building" or "service" appearance. Some of these bays have overhead doors or
north, A3 south, A4 south, Al south and west,
exit doors, and some are fronted by loading/service areas. These features
A5 south and west, C1 -3 south and west, and
further enhance the back of building appearance for the elevations. The
C1 -2 south. Add windows. Eliminate the "back
elevations that have this appearance, in whole or in part, and that will be
of building" appearance. Add architectural
visible from the ECs include: B1 north, B2 north, A3 south, A4 south, Al
detail. Use materials that were traditionally
south and west, A5 south and west, C1 -3 south and west, and C1 -2 south.
used in the county's architecture.
A3 and A4 are visible from Hydraulic across the Block A parking lot. The
distance (approximately 295') is similar to the distance from Rt. 29 to the
Sperry building (275'). A3 and A4 are also visible at an angle across the Block
A parking lot traveling north on Rt. 29.
B 1 is set back approximately 55' from the Rt. 29 edge of pavement and it sits
about 10' above the elevation of the EC. This is similar to, but not quite as
high as, some of the frontage buildings at Hollymead Town Center. (Pet Smart
is approximately 40' from the edge of pavement and 13' above the EC
elevation. The bank is approximately 60' away and 141/2' above. TGI Friday's
is approximately 50' away and 16' above.)
The site and landscape plans don't match regarding the layout of Buildings A3,
Coordinate all drawings regarding the layout of
A5 and B 1. It appears that a tall (up to 10') stone wall is situated 6 -8' from the
Building A5 and its stone wall.
south and west elevations of Building A5. The wall extends around a service
area that is adjacent to Hydraulic Road. Only one end bay in each of the south
and west elevations includes a storefront window, leaving the majority of the
elevations with an inactive appearance. The combination of the wall with the
inactive elevation results in a "service" appearance on the EC.
16
Window glass in the Entrance Corridors should not be
The proposed window glass has not been specified. Clear glass with
Specify the type of window glass on the
highly tinted or highly reflective. Reflectance off the
reflectance off the outside pane below 7% is the EC standard.
drawings. Indicate reflectance off the outside
outside pane of glass should be kept below 7 %.
pane; ensure that it is below 7 %.
Specifications on the proposed window glass and
samples of tinted window glass should be submitted
with the application for final review.
Accessory structures and equipment
17
Accessory structures and equipment should be
A service/loading area is provided for each building in the town center. There
Revise the north elevation of B 1 to
integrated into the overall plan of development and
are two types of service areas: 1) set into a building recess, as in Buildings A3,
significantly reduce its "back of building"
shall, to the extent possible, be compatible with the
A4, B2, B3, C1 -2 and C2 -2, or 2) located adjacent to a building and
appearance and to better integrate the service
building designs used on the site.
surrounded by screening walls, as in Buildings A1, A5, B1 and C21. Service
area wall.
area walls are generally 10' tall.
18
The following should be located to eliminate visibility
Revise the south elevations of Buildings A3,
from the Entrance Corridor street. If, after appropriate
The service areas of Buildings A1, A5, and B 1 will be readily visible from the
A4 and C1 -2 to better integrate the service area
siting, these features will still have a negative visual
ECs. The service areas of Buildings A3, A4, B2 and C1 -2 will be visible
walls into the design and to reduce the
impact on the Entrance Corridor street, screening should
across a parking lot.
noticeability and mitigate their negative
be provided to eliminate visibility.
impact.
a. Loading areas,
The service areas of buildings A5 and B 1 have stone walls with white metal
b. Service areas,
service doors. The Al service walls are tan stucco with white doors. The
Revise the colors of the doors in the service
c. Refuse areas,
service areas at the other buildings have white stucco walls with gray or silver
areas to blend better with the walls.
d. Storage areas,
metal service doors. The contrasting colors of the doors will draw attention to
e. Mechanical equipment,
the service yards, but the goal is to design the yards so that they are not
f. Above - ground utilities, and
noticeable from the ECs.
g. Chain link fence, barbed wire, razor wire, and
similar security fencing devices.
Trader Joe's (Al) service wall is stucco with a row of shrubs planted along it.
Revise Trader Joe's (Al) to upgrade the
The location adjacent to the EC is not appropriate siting. The stucco facing is
appearance of the service area screen wall and
19
Screening devices should be compatible with the
not appropriate this close to the EC.
present it as an integrated architectural
design of the buildings and surrounding natural
element.
vegetation and may consist of:
Metal screens are provided on the roof of each building to hide mechanical
Confirm that the proposed rooftop screens will
a. Walls,
equipment. It is not clear how successfully they do this, or how visible the
successfully hide all rooftop equipment.
b. Plantings, and
screens are from the EC.
Provide additional information to clarify the
c. Fencing.
extent of visibility of the screens.
There appears to be equipment located on the south side of Al, where the row
of shrubs is adjusted into a curve around the equipment. (See the landscape
Provide the size of the equipment proposed on
plan.) An alternate location for the equipment, awa from the EC, would be
the south side of Al. Provide an alternate
appropriate. The size of the equipment is needed to determine if the proposed
location away from the EC.
screening is sufficient.
21
The following note should be added to the site plan and
The note does not appear on the plans.
Add the following note to the site plan and the
the architectural plan: "Visibility of all mechanical
architectural plan: "Visibility of all mechanical
equipment from the Entrance Corridor shall be
equipment from the Entrance Corridor shall be
eliminated."
eliminated."
Lighting
General Guidelines
22
Light should be contained on the site and not spill
There is excessive spillover at the right -of -way in several locations along
Revise the lighting to eliminate spillover
over onto adjacent properties or streets;
Hydraulic Road, at the north end of the Rt. 29 frontage, and at the intersection
greater than .5 fc beyond the property lines
of Main Street and Rt. 29.
along Rt. 29 and Hydraulic Road.
Footcandle readings are shown inside the walls of Building A5.
Revise the photometric plan to eliminate the fc
readings shown inside Building A5, or clarify
why they are provided.
24
Light levels exceeding 30 footcandles are not
Light levels in a few areas of the proposed development have fc levels near 30.
Revise the lighting plan to indicate that the
appropriate for display lots in the Entrance Corridors.
The LLF used to calculate the photometric plan is not identified on the
LLF used to calculate the photometrics was 1.0
Lower light levels will apply to most other uses in the
drawings. The required LLF is 1.0. If a lower LLF was used, initial levels will
and adjust the photometric plan accordingly.
Entrance Corridors.
exceed 30 fc.
Question for the ARB: Are illumination levels
up to 30 fc appropriate for parking lots in this
development?
23
Light should be shielded, recessed or flush - mounted
Additional cut sheets are required to determine if this guideline has been met.
Provide cut sheets for all proposed light
to eliminate glare. All fixtures with lamps emitting
fixtures.
3000 lumens or more must be full cutoff fixtures.
The lighting elevations show XC3 fixtures on the south side of C1 -2, but they
don't show on the photometric plan. No lights are shown on the west elevation
Coordinate the elevations and photometric plan
25
Light should have the appearance of white light with a
warm soft glow; however, a consistent appearance
of C1 -3.
regarding the XC3 fixtures on the south side of
throughout a site or development is required.
C1 -2. Confirm that no wall fixtures are
Consequently, if existing lamps that emit non -white
proposed for the west elevation of C1 -3, or
light are to remain, new lamps may be required to
revise the plans to show the proposed fixtures.
match them.
26
Dark brown, dark bronze, or black are appropriate
colors for free - standing pole mounted light fixtures in
the Entrance Corridors.
27
The height and scale of freestanding, pole- mounted
The Block A, B and C parking lots are not situated lower than the ECs (like the
Indicate maximum pole light height, including
light fixtures should be compatible with the height and
cinema parking lot was). Consequently, 20' pole heights are appropriate.
bases, in the lighting schedule. Maximum
scale of the buildings and the sites they are
Proposed pole light height is not indicated.
height shall not exceed 20'.
illuminating, and with the use of the site. Typically,
10
the height of freestanding pole- mounted light fixtures
in the Entrance Corridors should not exceed 20 feet,
including the base. Fixtures that exceed 20 feet in
height will typically require additional screening to
achieve an appropriate appearance from the Entrance
Corridor.
28
In determining the appropriateness of lighting fixtures
It may be acceptable for illumination to be brighter on the building elevations
Provide additional information to clarify the
for the Entrance Corridors, the individual context of
with storefronts that face each other across Main Street and across the cross
intensity of illumination on the town center
the site will be taken into consideration on a case by
streets than would normally be approved for individual buildings facing the EC
buildings.
case basis.
due to the nature of the pedestrian shopping district.
Limit the illumination of the bays without
30
Guidelines for the Use of Decorative Landscape
Lighting
The applicant proposes a wide variety of light fixtures for the town center
storefronts.
light used for decorative effect shall:
buildings. The proposal includes: ground- mounted lights to illuminate stone
a. be compatible with the character of the Entrance
walls and stucco bays; lights mounted on awnings and aimed at stucco walls
Question for the ARB: Is the character and
Corridor. Compatibility of exterior lighting and
with or without signs; fixtures mounted on the pilasters at awning or cornice
intensity of the proposed illumination
lighting fixtures is assessed in terms of design, use,
height; fixtures attached to the face and/or underside of awnings; fixtures
appropriate for the EC?
size, scale, color, and brightness.
attached to the center of some of the stucco bays; lights mounted over exit
b. impact only the immediate site. The effect of the
doors.
illumination should not be discernible from distances
31
along the Entrance Corridor.
The number and variety of fixtures proposed suggests that the center will be
brightly lit, but the exact intensity of the proposed building illumination is not
Where used for decorative effect, outdoor light
clear from the proposal.
fixtures shall: a. be equipped with automatic timing
devices and shall be extinguished between the hours
Some of the fixtures would illuminate the elevations that have a "back of
of 11:00 p.m. and dawn. b. be shielded and focused to
building" appearance. Drawing additional attention to these elevations with
eliminate glare. Glare control shall be achieved
lighting is not an appropriate treatment for the EC.
primarily through the use of such means as cutoff
fixtures, shields and baffles, and appropriate
application of mounting height, wattage, aiming angle,
fixture placement, etc. c. be cutoff luminaires, aimed
so as not to project their output beyond the objects
intended to be illuminated; or non - cutoff luminaires,
equipped with glare shields, visors, barn doors, and/or
other similar shielding accessories as required to meet
the following criteria: Light distribution from all
lighting installations shall be cut -off at all angles
beyond those required to restrict direct illumination to
within the perimeter of the landscape feature being
10
11
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
A complete site plan was not submitted for the town center area, so a complete
Provide for review a complete landscape plan
landscape review could not be accomplished, particularly regarding interior
that includes the full area currently proposed
and perimeter parking lot trees.
for development. Include a "project limits" line
on the site plan. The ARB project limits line
does not differ from the standard site plan
review project limits line. Include a complete
plant schedule. Include quantities in the plant
schedule. Do not obscure portions of the site
with the plant schedule.
7
The requirements of the Guidelines regarding
Although lawns with shade trees are not appropriate for this site, landscaping
See below.
landscaping are intended to reflect the landscaping
will be critical to establishing visual order and to integrate the town center
characteristic of many of the area's significant historic
buildings and parking lots into the corridor along the ECs. A single row of
sites which is characterized by large shade trees and
trees with shrubs isn't sufficient to establish this order along parking areas and
lawns. Landscaping should promote visual order
walls without windows.
within the Entrance Corridor and help to integrate
buildings into the existing environment of the
corridor.
32
Landscaping along the frontage of Entrance Corridor
The frontage trees along Rt. 29 are shown at 21/2" caliper, but should be 31/2 ".
Increase the planting size of the shade trees
streets should include the following:
along Rt. 29 to 31/2" caliper minimum.
a. Large shade trees should be planted parallel to the
There is a gap in the frontage trees at the south end of the Rt. 29 frontage at
Entrance Corridor Street. Such trees should be at least
Trader Joe's, with approximately 130' from the last tree to the corner of the
Provide additional trees at the south end of the
31/2 inches caliper (measured 6 inches above the
intersection and 80' from the last tree to the south corner of the building. This
Route 29 frontage to at least meet the 35'
ground) and should be of a plant species common to
allows for an unobstructed view of the Trader Joe's sign on the side of the
spacing requirement.
the area. Such trees should be located at least every 35
building.
feet on center.
Provide additional planting along the Al
b. Flowering ornamental trees of a species common to
There is a 105' gap in the Hydraulic EC trees along the loading area screening
screen wall.
the area should be interspersed among the trees required
wall at the southwest corner of Trader Joe's (A1).
by the preceding paragraph. The ornamental trees need
Provide flowering ornamental trees
not alternate one for one with the large shade trees.
No flowering ornamental trees are interspersed with the EC trees.
interspersed with the shade trees along the
They may be planted among the large shade trees in a
ECs.
less regular spacing attern.
Two trees at the southwest corner of Building A5 appear to be in an electric
11
12
c. In situations where appropriate, a three or four
easement. A tree at the northeast corner of B 1 and the trees at the north end of
Revise the plan to provide all tree locations on
board fence or low stone wall, typical of the area,
the Rt. 29 frontage appear to be in a sanitary easement.
site, outside of easements, and without
should align the frontage of the Entrance Corridor
reducing the number of trees proposed.
street.
d. An area of sufficient width to accommodate the
foregoing plantings and fencing should be reserved
parallel to the Entrance Corridor street, and exclusive
of road right -of -way and utility easements.
33
Landscaping along interior roads:
For the portions of the town center submitted, landscaping along interior roads
Submit for review a landscape plan that
a. Large trees should be planted parallel to all interior
meets the guidelines. The full plan is needed to determine if the full site meets
includes the full area currently proposed for
roads. Such trees should be at least 21/2 inches caliper
the requirement.
development.
(measured six inches above the ground) and should be
of a plant species common to the area. Such trees
should be located at least every 40 feet on center.
34
Landscaping along interior pedestrian ways:
The parking lot sides of most of the buildings have sidewalks but few, if any,
Add tree islands in the parking row closest to
a. Medium trees should be planted parallel to all
trees. The south elevations of Buildings A3 and A4, and the north elevation of
the south sides of Buildings A3 and A4 and the
interior pedestrian ways. Such trees should be at least
B2 have long elevations with few, if any, trees along them.
north side of B2.
21/2 inches caliper (measured six inches above the
ground) and should be of a species common to the
area. Such trees should be located at least every 25
feet on center.
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.
35
Landscaping of parking areas:
A complete site plan was not submitted for the town center area, so a complete
Provide for review a complete landscape plan
a. Large trees should align the perimeter of parking
landscape review could not be accomplished, particularly regarding interior
for the town center.
areas, located 40 feet on center. Trees should be
and perimeter parking lot trees.
planted in the interior of parking areas at the rate of
one tree for every 10 parking spaces provided and
No trees or shrubs are provided on the north side of the block B and C parking
Provide details on the retaining walls and
should be evenly distributed throughout the interior of
lot (located south of Sperry). The site plan (not included in the ARB submittal)
landscape proposed for the north side of the
12
13
the parking area.
shows two retaining walls in this area — one on the Sperry side and one on the
Block B/C parking lots. Indicate how the area
b. Trees required by the preceding paragraph should
Stonefield side. The one on the Stonefield side is labeled as concrete with a
will achieve an appropriate appearance for the
measure 21 /z inches caliper (measured six inches above
maximum height of 10'. The wall on the Sperry side is labeled as a maximum
EC. Provide trees and shrubs along the north
the ground); should be evenly spaced; and should be
of 6' high.
side of Blocks B /C. Indicate the top of wall and
of a species common to the area. Such trees should be
bottom of wall elevations for all retaining
planted in planters or medians sufficiently large to
The shrub species are identified in the plant schedule but not on the plan.
walls.
maintain the health of the tree and shall be protected
by curbing.
Large parking lots front the ECs. The Block A, B and C parking lots are visible
Indicate the shrubs species on the plan, not just
c. Shrubs should be provided as necessary to minimize
from Rt. 29. The Block A lot is also visible from Hydraulic Road. Along these
in the plant schedule.
the parking area's impact on Entrance Corridor
lots, for the most part, a single row of trees and shrubs is provided along the
streets. Shrubs should measure 24 inches in height.
EC frontages. More is needed to offset the impacts of the parking.
Revise the landscape along the EC fronts of the
A and B parking lots to increase the number
40
Site Development and layout
Site grading should maintain the basic relationship of
Retaining walls are proposed on the east and south sides of B 1 (stone), on the
and species of trees and shrubs to help offset
the site to surrounding conditions by limiting the use of
north and east sides of A3 (stone), and on the north side of the Block B/C
the impact of the expanse of the parking lots.
retaining walls and by shaping the terrain through the
parking lot (concrete). Top and bottom of wall elevations have not been
use of smooth, rounded land forms that blend with the
provided. Stone walls are also proposed at A5.
existing terrain. Steep cut or fill sections are generally
unacceptable. Proposed contours on the grading plan
shall be rounded with a ten foot minimum radius where
they meet the adjacent condition. Final grading should
achieve a natural, rather than engineered, appearance.
Retaining walls 6 feet in height and taller, when
necessary, shall be terraced and planted to blend with
the landscape.
37
Plant species:
Plant species that are proposed for the town center are found in the
Indicate plant quantities on the plant schedule.
a. Plant species required should be as approved by the
recommended species list. However, quantities are not provided in the plant
No single species shall exceed 25% of the total
Staff based upon but not limited to the Generic
schedule and the percentage of individual species may exceed 25% of the total.
quantity for that type of plant (tree or shrub).
Landscape Plan Recommended Species List and
Also, only five tree and three shrub species are proposed for Blocks A, B and
Native Plants for Virginia Landscapes (Appendix D).
C. That number seems extremely limited for a development of this size.
SIGNAGE
Wall signs: A complete sign submittal has not been provided, but the color renderings to illustrate walls signs on the various town
Questions for the ARB to consider:
center buildings. The preliminary submittal suggests that little coordination is proposed among wall signs. There is a wide variety of
Is an unlimited variety of wall sign design
sign locations shown. They include: on the upper stucco panel in the bays filled with stucco, on the upper stucco panel in the storefront
(sign type, location, color, font) and location
bays, on top of the metal canopies, on the fabric awnings, centered in a stucco bay, and on the wood siding above the storefront. There
acceptable along Main Street and/or
is no limit to color or font and, although many of the signs look like channel letters, the sign type may not be consistent throughout.
throughout the entire town center? Are wall
signs appropriate for bays filled with stucco,
but without storefront windows?
13
SUMMARY OF RECOMMENDATIONS
Primary points of discussion & Questions for the ARB to consider:
1. Lack of historic context evident in the architectural design
2. Materials: Excessive use of stucco, wood and stone not used in historic forms
3. Blankness: Too many bays filled with stucco and no storefronts; Extensive elevations with "back of building" or "service" appearance visible from EC
4. Visibility: In addition to the building elevations already submitted, which other elevations will be visible from the EC and should be submitted for review?
5. Within storefront bays, should the infill materials above the awning /canopy be limited to a single material? Are the various wall treatments appropriate for the EC?
6. Illumination: Is the character and intensity of the proposed illumination appropriate for the EC? Are illumination levels up to 30 fc appropriate for parking lots in this development?
7. Should awnings be limited in design (size, color, location, signage) along Main Street? Is an unlimited variety of wall sign design and locations acceptable along Main Street? Are
wall signs appropriate for bays without storefront windows?
Staff offers the following comments on the preliminary plan:
Regarding _ visibility:
1. Provide for review the elevations of A4 north (conceptual), B2 north (full length of the elevation), B3 north and south (conceptual), C2 -1 east (conceptual), and C2 -2 north
(conceptual).
Regarding _ landscapes:
2. Provide for review a complete landscape plan that includes the full area currently proposed for development. Include a "project limits" line on the site plan. The ARB project limits
line does not differ from the standard site plan review project limits line. Include a complete plant schedule. Include quantities in the plant schedule. Do not obscure portions of the
site with the plant schedule.
3. Increase the planting size of the shade trees along Rt. 29 to 3'/2" caliper minimum.
4. Provide additional trees at the south end of the Route 29 frontage to at least meet the 35' spacing requirement.
5. Provide additional planting along the Al screen wall.
6. Provide flowering ornamental trees interspersed with the shade trees along the ECs.
7. Revise the plan to provide all tree locations on site, outside of easements, and without reducing the number of trees proposed.
8. Add tree islands in the parking row closest to the south sides of Buildings A3 and A4 and the north side of B2.
9. Indicate the shrubs species on the plan, not just in the plant schedule.
10. Revise the landscape along the EC fronts of the A and B parking lots to increase the number and species of trees and shrubs to help offset the impact of the expanse of the parking
lots.
11. Provide details on the retaining walls and landscape proposed for the north side of the Block B/C parking lots. Indicate how the area will achieve an appropriate appearance for the
EC. Provide trees and shrubs along the north side of Blocks B /C. Indicate the top of wall and bottom of wall elevations for retaining walls.
12. Indicate plant quantities on the plant schedule. No single species shall exceed 25% of the total quantity for that type of plant (tree or shrub).
14
Regarding lighting:
13. Revise the lighting to eliminate spillover greater than .5 fc beyond the property lines along Rt. 29 and Hydraulic Road.
14. Revise the photometric plan to eliminate the fc readings shown inside Building A5, or clarify why they are provided.
15. Revise the lighting plan to indicate that the LLF used to calculate the photometrics was 1.0 and adjust the photometric plan accordingly.
16. Provide cut sheets for all proposed light fixtures.
17. Coordinate the elevations and photometric plan regarding the XC3 fixtures on the south side of C1 -2. Confirm that no wall fixtures are proposed for the west elevation of C1 -3, or
revise the plans to show the proposed fixtures.
18. Indicate maximum pole light height, including bases, in the lighting schedule. Maximum height shall not exceed 20'.
19. Provide additional information to clarify the intensity of illumination on the town center buildings.
20. Limit the illumination of the bays without storefronts.
Re ardin, the architectural design:
21. Revise the design of the town center buildings to reflect the traditional architecture of Albemarle County. Consider materials, colors, forms and details.
22. Revise the Al and A5 designs to harmonize more with the character of the existing development on Hydraulic Road. Consider materials and colors.
23. Increase the use of stone and brick and reduce the use of stucco on the town center buildings. When brick is used, use a brick color that better represents the brick historically used in
the county instead of painted brick. Provide some additional form or detailing in the use of stone in the building design that provides a greater tie to the architectural traditions of
Albemarle County.
24. When pilasters are used, provide a more substantial, more traditionally proportioned element for the pilasters to support.
25. Provide on the drawings the color names and numbers for all materials, and provide samples for review. Rely less on shades of white and gray; move to warmer earth tones.
26. Revise the Trader Joe's loading area wall to achieve an appropriate appearance for the EC. Consider material, color, form, and greater integration with the building.
27. Clarify the reason for the change in stucco color and stone wall height change at the east end of Trader Joe's north elevation. Ensure that this area is represented accurately on all
plans.
28. Revise the tops of the bays with the awnings so the pilasters have a more substantial element to support.
29. Significantly reduce the number of "solid" bays in the town center elevations so that the solid bays are not in the majority: B1 north, B2 north, A3 south, A4 south, Al south and
west, A5 south and west, C1 -3 south and west, and C1 -2 south. Add windows. Eliminate the "back of building" appearance. Add architectural detail. Use materials that were
traditionally used in the county's architecture.
30. Coordinate all drawings regarding the layout of Building A5 and its stone wall.
31. Specify the type of window glass on the drawings. Indicate reflectance off the outside pane; ensure that it is below 7 %.
32. Revise the north elevation of B 1 to significantly reduce its "back of building" appearance and to better integrate the service area wall.
33. Revise the south elevations of Buildings A3, A4 and C1 -2 to better integrate the service area walls into the design and to reduce the noticeability and mitigate their negative impact.
34. Revise the colors of the doors in the service areas to blend better with the walls.
35. Revise Trader Joe's (Al) to upgrade the appearance of the service area screen wall and present it as an integrated architectural element.
15
Regarding equipment:
36. Confirm that the proposed rooftop screens will successfully hide all rooftop equipment. Provide additional information to clarify the extent of visibility of the screens.
37. Provide the size of the equipment proposed on the south side of Al. Provide an alternate location away from the EC.
38. Add the following note to the site plan and the architectural plan: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated."
T'7
ATTACHMENT A
Stonefield Town Center Building Elevations — Level of Review Required Based on Visibility
Building
Elevation
Level of
Review
Required
Already
Submitted?
What is Still
Needed?
Building
Elevation
Level of Review
Required
Already
Submitted?
What is Still
Needed?
Al
North
Full
Yes
133
North
Conceptual
No
Conceptual
South
Full
Yes
South
Conceptual
No
Conceptual
East
Full
Yes
East
None
No
West
Full
Yes
West
None
No
A3
North
Full
Yes
C1 -2
North
None
No
South
Full
Yes
South
Full (east end)
Yes
East
Full
Yes
East
Conceptual
Yes
West
None
No
West
None
No
A4
North
Conceptual
No
Conceptual
C1 -3
North
None
No
South
Full
Yes
South
Full (west end)
West end
East
None
No
East
None
No
West
Full
Yes
West
Full
Yes
A5
North
None
No
C2 -1
North
None
No
South
Full
Yes
South
None
No
East
Full
Yes
East
Conceptual
No
Conceptual
West
Full
Yes
West
None
No
B1
North
Full
Yes
C2 -2
North
Conceptual
No
Conceptual
South
Full
Yes
South
None
No
East
Full
Yes
East
None
No
West
None
No
West
None
No
132
North
Full
East end
Full length of
elevation
South
Full
Yes
East
None
Yes
West
None
No
17
ATTACHMENT B
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/
Revision Date
Sheet #
Drawing Name
Drawing Date/
Revision Date
11x17 color perspectives: Building Al, Buildings A3, B1
5 July 2011
A -4
Color Elevations: West and south
5 July 2011
C -1
Overall Site Plan
7 -5 -2011
C1 -2
Color Elevations: East and south
5 July 2011
C -2
Key Plan
7 -5 -2011
B2
Color Elevations: North, east and south
5 July 2011
C -3 - 4
Enlarged Site Plan
7 -5 -2011
C1 -3
Color Elevations: West and south
5 July 2011
C -5
Site Plan
7 -5 -2011
A -1
Color Elevations: North, south and east
5 July 2011
C -6
Enlarged Site Plan
7 -5 -2011
A -3
Color Elevations: East, south and north
5 July 2011
LS -1 — LS -5
Landscape Plan
7 -5 -2011
B -1
Color Elevations: East, south and north
5 July 2011
LT -1
Overall Site Plan (lighting)
7 -5 -2011
AN
Color Elevations: West, east and south
5 July 2011
LT -2 - 3
Enlarged Site Plan (lighting)
7 -5 -2011
A201 -A1
Floor Plan
July 5, 2011
LT -4
Site Plan (lighting)
7 -5 -2011
A201 -A3
Floor Plan
July 5, 2011
LT -5 - 7
Enlarged Site Plan (lighting)
7 -5 -2011
A201 -A4
Floor Plan
July 5, 2011
LT -8
Site Plan (lighting)
7 -5 -2011
A201 -A5
Floor Plan
July 5, 2011
LT -9
Enlarged Site Plan (lighting)
7 -5 -2011
A201 -B1
Floor Plan
July 5, 2011
LT -10 -A1
Exterior Elevations (lighting)
July 5, 2011
A201 -B2
Floor Plan
July 5, 2011
LT -11 -A3
Exterior Elevations (lighting)
July 5, 2011
A201 -C1 -2
Floor Plan
July 5, 2011
LT -12 -A4
Exterior Elevations (lighting)
July 5, 2011
A201 -C1 -3
Floor Plan
July 5, 2011
LT -13 -A5
Exterior Elevations (lighting)
July 5, 2011
LS -S1
Site Section 1
7 -5 -2011
LT -14 -B1
Exterior Elevations (lighting)
July 5, 2011
LS -S2
Site Section 2
7 -5 -2011
LT -15 -B2
Exterior Elevations (lighting)
July 5, 2011
LS -S3
Site Section 3
7 -5 -2011
LT- 16 -C1 -2
Exterior Elevations (lighting)
July 5, 2011
LS -S4
Site Section 4
7 -5 -2011
LT- 17 -C1 -3
Exterior Elevations (lighting)
July 5, 2011
LS -S5
Site Section 5
7 -5 -2011
LS -S6
Site Section 6
7 -5 -2011
I: