HomeMy WebLinkAboutARB201100062 Review Comments Miscellaneous Submittal 2011-08-12ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB- 2011 -62: Regal Cinema at Stonefield - Landscaping
Review Type
Work session on landscaping issues
Parcel Identification
Tax Map 61W, Section 3, Parcel 19B, 23, 24 and 25
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 install landscaping as part of the Regal Cinema project in the Stonefield Town Center 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
August 15, 2011
Staff Contact
Margaret Maliszewski
Proiect History
DATE
APPLICATION
RESULT
7/18/2011
ARB- 2011 -62
The ARB approved the architectural design for the Regal Cinema with conditions and a requirement
for work sessions for landscaping and lighting. Specific landscaping issues that were identified
include the following:
1. Revise the landscape plan so that large shade trees at 31/2" 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.
2. Show 21/2" caliper large trees planted along the east side of Inglewood Drive at 40' on center.
3. Revise the landscape plan to show the parking lot on the east side of the cinema and all of the
corresponding landscaping.
4. Provide perimeter parking lot trees on the west side of the parking lot located west of the cinema.
5. Provide landscaping beyond the standard EC minimums to offset the impacts of the scale of the
building.
6. 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).
7. 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."
8. It was confirmed that the temporary sediment basin would be removed in September /October. It
would be helpful to receive a schedule for the facilities visible from the ECs, and to address the
interim landscape treatment for the interim stormwater facility. Revise the plan to show how the
appearance of the ... interim stormwater facility along Rt. 29 will be made appropriate for the EC.
The ARB action requires that the final site plan show the following:
1. 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.
2. 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.
ANALYSIS
In the "ISSUE" column, black text represents the ARB comments from the July 5 and 18, 2011 meetings and red text summarizes how the
applicant's revised drawings address these comments.
REF
GUIDELINE
ISSUE
RECOMMENDATION
Landscaping
32
Landscaping along the frontage of
Revise the landscape plan so that large shade
Entrance Corridor streets should include
trees at 31/2" caliper are spaced 35' on center,
the following:
parallel to the EC.
a. Large shade trees should be planted
Large shade trees at 31/2" caliper are shown
parallel to the Entrance Corridor Street.
along the Hydraulic EC with one gap in the 35'
Such trees should be at least 312 inches
spacing at the curve in the retaining wall near
caliper (measured 6 inches above the
the Inglewood Drive entrance into the site. (The
ground) and should be of a plant species
gap is 60' wide.)
common to the area. Such trees should be
located at least every 35 feet on center.
Intersperse ornamental trees among the shade
b. Flowering ornamental trees of a
trees. Identify the trees on the plan by species.
species common to the area should be
Only 13 ornamental trees are proposed on the
Add ornamental trees along the
interspersed among the trees required by
cinema site. Five of them are located at the west
Hydraulic Road frontage of the
the preceding paragraph. The
side of the Stonefield Boulevard entrance into
western parking lot.
ornamental trees need not alternate one
the site from Hydraulic Road near the
for one with the large shade trees. They
freestanding sign. Three are located on the
may be planted among the large shade
south side of the cinema service yard, also
trees in a less regular spacing pattern.
adjacent to Stonefield Boulevard. Five are
c. In situations where appropriate, a three
located west of Swanson Drive, along the lawn
or four board fence or low stone wall,
that is adjacent to the cinema. The intent of the
typical of the area, should align the
frontage of the Entrance Corridor street.
guideline is to provide ornamental trees along
d. An area of sufficient width to
the length of the Entrance Corridor. Though
accommodate the foregoing plantings
they need not alternate with the large shade
and fencing should be reserved parallel
trees one - for -one, they should be planted along
to the Entrance Corridor street, and
the length of the corridor. Grouping of the
exclusive of road right -of -way and utility
ornamental trees is often a successful approach.
easements.
The number of elements incorporated into the
cinema's Hydraulic elevation (the ivy recesses
and the ornamental screens at the west end, and
3
the trellis at the east end) suggest that additional
trees aren't required along this portion of the
EC frontage.
33
Landscaping along interior roads:
Show 2' /z" caliper large trees planted along the
None.
a. Large trees should be planted parallel
east side of Inglewood Drive at 40' on center.
to all interior roads. Such trees should be
21 /z" Willow Oaks have been added along
at least 21/2 inches caliper (measured six
Inglewood Drive. The proposed spacing
inches above the ground) and should be
provides trees closer than the minimum
of a plant species common to the area.
requirement.
Such trees should be located at least
every 40 feet on center.
35
Landscaping of parking areas:
Revise the landscape plan to show the parking
None.
a. Large trees should align the perimeter
lot on the east side of the cinema and all of the
of parking areas, located 40 feet on
corresponding landscaping.
center. Trees should be planted in the
The parking lot has been added to the plan and
interior of parking areas at the rate of one
it includes interior parking lot trees. Perimeter
tree for every 10 parking spaces provided
parking lot trees are not shown on the south or
and should be evenly distributed
east sides of the lot. Street trees on Swanson
throughout the interior of the parking
Drive are located in the same general area, and
area.
shade trees are provided along the EC in the
b. Trees required by the preceding
area.
paragraph should measure 21/2 inches
caliper (measured six inches above the
provide perimeter parking lot trees on the west
ground); should be evenly spaced; and
side of the parking lot located west of the
should be of a species common to the
area. Such trees should be planted in
cinema.
planters or medians sufficiently large to
The western parking lot is adjacent to
maintain the health of the tree and shall
Inglewood Drive. With sidewalk and a planting
be protected by curbing.
strip between the street and parking lot, the
c. Shrubs should be provided as
Inglewood street trees double as perimeter
necessary to minimize the parking area's
parking lot trees.
impact on Entrance Corridor streets.
Shrubs should measure 24 inches in
height.
36
Landscaping of buildings and other
Provide landscaping beyond the standard EC
structures:
minimums to offset the impacts of the scale of
a. Trees or other vegetation should be
the building.
planted along the front of long buildings
Trees provided along interior streets are spaced
Add ornamental trees along the
as necessary to soften the appearance of
closer than the minimum requirement and there
Hydraulic Road frontage of the
exterior walls. The spacing, size, and
are a few more interior parking lot trees than
western parking lot.
type of such trees or vegetation should be
the minimum requirement. However, these
determined by the length, height, and
extras are offset by the fact that street trees are
blankness of such walls.
doubling as perimeter parking lot trees in most
b. Shrubs should be used to integrate the
cases. EC shade trees meet minimum
site, buildings, and other structures;
requirements and EC ornamental trees are fewer
dumpsters, accessory buildings and
than the minimum requirement.
structures; "drive thru" windows; service
areas; and signs. Shrubs should measure
at least 24 inches in height.
A single row of shrubs is provided along the EC
Work Session Discussion Topic:
frontage of the western parking lot. Given the
Is a single row of trees and
scale of the development and its buildings, and
shrubs sufficient landscaping for
the location of parking lots in the first phase of
the EC frontage of this
development, a single row of EC trees and
development?
shrubs may not be sufficient to offset the visual
impacts of the development. Frontage planting
with a greater variety of plants, in a deeper and
less linear arrangement (like that established at
Hollymead Town Center) might be appropriate
here.
A mix of shrubs and ground cover /annuals is
Work Session Discussion Topic:
Are additional trees required
provided along the cinema frontage. In addition,
the west end of the cinema includes recessed
between the cinema and
areas between pilasters that are to be planted
Hydraulic Road?
with English Ivy. The number of elements
incorporated into the cinema's Hydraulic
elevation (the ivy recesses and the ornamental
screens at the west end, and the trellis at the
east end) suggest that additional trees aren't
required along this portion of the EC frontage.
The applicant notes that the landscape plan has
been coordinated with underground utility duct
Work Session Discussion Topic:
Should the planting plan be
banks, topography, retaining walls and
buildings.
revised to limit the number of
proposed plants for any one
Revise the landscape proposal by limiting the
species to 25% of the total
number of proposed plants for any one species
proposed for that plant type?
to 25% of the total proposed for that plant type
(tree, shrub).
The red maples (42 %), willow oaks (32 %), and
cherry laurel (68 %) all exceed 25% of the
totals. The applicant has indicated that the plan
was revised to provide a variety of species
while maintaining a cohesive design. The
applicant notes that the plant species have been
selected to provide a comprehensive design.
38
Plant health:
Add the following note to the plan: "All site
None.
The following note should be added to
plantings of trees and shrubs shall be allowed to
the landscape plan: "All site plantings of
reach, and be maintained at, mature height; the
trees and shrubs shall be allowed to reach,
topping of trees is prohibited. Shrubs and trees
and be maintained at, mature height; the
shall be pruned minimally and only to support
topping of trees is prohibited. Shrubs and
trees shall be pruned minimally and only to
support the overall health of the plant."
the overall health of the plant."
The note has been added to Sheets LS 1 and
LS2.
39
The relationship of buildings and other
The final site plan shall show the following:
structures to the Entrance Corridor street
Clearly show the location of the trellis on the
and to other development within the
site plan. Clearly show on a plan the
corridor should be as follows:
relationship between the building, the trellis, the
a. An organized pattern of roads, service
railing, the sidewalk, the landscaping and the
lanes, bike paths, and pedestrian walks
EC. Clarify railing locations throughout the site.
should guide the layout of the site.
Revise the color of the railing on the retaining
c. Provisions should be made for
wall to a much darker color. Coordinate the
connections to adjacent pedestrian and
railing color near the cinema with the final
vehicular circulation systems.
building colors.
The site plan shows the sidewalk, the trellis, the
Work Session Discussion Topic:
Is white an acceptable color for
egress walkway and the landscaping. Two
guardrail details are provided on sheet LS2. The
railing at the cinema loading area will be white
to contrast with the cinema's colors and railings
at retaining walls will be black.
the railing at the cinema loading
area?
44
Natural drainage patterns (or to the
It was confirmed that the temporary sediment
Provide a schedule for the
extent required, new drainage patterns)
basin would be removed in September /October.
removal of the interim
should be incorporated into the finished
It would be helpful to receive a schedule for the
stormwater facility located north
site to the extent possible.
facilities visible from the ECs, and to address
of Sperry.
the interim landscape treatment for the interim
stormwater facility. Revise the plan to show
Provide the interim stormwater
how the appearance of the ... interim
facility landscape plan as part of
stormwater facility along Rt. 29 will be made
the cinema site plan or the E &S
appropriate for the EC.
plan. Ensure that all proposed
The following schedule has been provided for
plants are located on -site.
the temporary sediment basin located south of
Sperry:
Work Session discussion item:
• Construction of E &S Pond Complete &
Is the planting along the interim
Functional: September 2011
stormwater facility sufficient to
• Rough grading to create Parcel B
establish an appropriate
parking lot complete: November 2011
appearance for the EC? Should
• Install Storm Drains on site (drain to
the honey locust trees be
E &S pond): November 2011 thru May
increased to 31 /z" caliper?
2012
• Stabilize Site Drainage and convert to
UG Detention: May — June 2012
• Infill E &S Pond Complete: June -July
2012
A planting plan has been submitted for the
interim stormwater facility located north of
Sperry. Plants between the EC and the east side
of the facility include 21/2" honey locusts along
the EC, 10' tall Nellie Stevens holly in three
groups, red twig dogwood near the center of the
landscape, viburnum behind the dogwood and
at the ends of the planting area, and cherry
laurel in front of the holly. On the north side of
the facility, at the storm filter, additional
viburnum and cherry laurel are proposed. The
honey locusts are not proposed at the standard
31/2" EC shade tree size and it is not clear from
the plan whether they are located on site or in
the right -of -way.
SIGNS
Freestanding signs: A freestanding sign is proposed for the west side of the entrance into the
Revise the proportions of the
town center. It has two parts. One is a horizontally oriented monument composed of
pylon part of the freestanding
"Stonefield" backlit letters fronting a steel plate, all on a stacked stone base (overall size 3'
sign to make it lighter in
9" tall x 19' long). The second part is a vertical stone pylon that accommodates five tenant
comparison to the base. Revise
panels (overall size 13' 6" tall x 7' wide). There appear to be issues with: overall sign height
the freestanding sign height to a
(maximum allowable height is 12'); setback (5' is required); and the sign proportions (the
maximum of 12'. Provide a 5'
pylon appears too heavy in relation to the horizontal stone base). The applicant has illustrated
setback for the freestanding sign.
two color options for the steel plate and "Stonefield" letters: white letters on black steel, or
black letters on white steel.
Reduce combined wall sign size
to not exceed 200 sf.
Wall Signs: Halo lit channel letter wall signs are proposed for the south, east and west sides
of the cinema. A horizontal line runs below the letters. The combined sign area exceeds the
Work Session discussion item:
square footage allowed by ordinance (200 sf max).
Is the black steel or the white
steel more appropriate for the
freestanding sign? Is the general
design of the monument sign
appropriate?
SUMMARY OF RECOMMENDATIONS
Work Session Discussion Items:
1. Is a single row of trees and shrubs sufficient landscaping for the EC frontage of the Regal development?
2. Are additional trees required between the cinema and Hydraulic Road?
3. Should the planting plan be revised to limit the number of proposed plants of any one species to 25% of the total proposed for that
plant type?
4. Is white an acceptable color for the railing at the cinema loading area?
5. Is the planting along the interim stormwater facility sufficient to establish an appropriate appearance for the EC? Should the honey
locust trees be increased to 3' /z" caliper?
6. Is the black steel or the white steel more appropriate for the freestanding sign? Is the general design of the monument sign
appropriate?
Staff offers the following comments on the revised landscape drawings:
1. Add ornamental trees along the Hydraulic Road frontage of the western parking lot.
2. Provide a schedule for the removal of the interim stormwater facility (on the north side of Sperry).
3. Provide the interim stormwater facility (north side of Sperry) landscape plan as part of the cinema site plan or the E &S plan. Ensure
that all proposed plants are located on -site.
4. Revise the proportions of the pylon part of the freestanding sign to make it lighter in comparison to the base. Revise the freestanding
sign height to a maximum of 12'. Provide a 5' setback for the freestanding sign.
5. Reduce combined wall sign size to not exceed 200 sf.
9
ATTACHMENT A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
LS 1
Landscape Plan
8/11/11
LS2
Landscape Plan
8/11/11
LS3
SWM Landscape Plan
8/11/11
Assorted sign drawings
10