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HomeMy WebLinkAboutARB201100062 Review Comments Miscellaneous Submittal 2011-08-12 (2)ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB- 2011 -62: Regal Cinema at Stonefield - Lighting Review Type Work session on lighting issues Parcel Identification Tax Map 61W, Section 3, Parcel 19B, 23, 24, 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 site and building lighting 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 July 18, 2011 ARB- 2011 -62 The ARB approved the architectural design for the Regal Cinema with conditions, and required work sessions for landscaping and lighting. Specific lighting issues that were identified include the following: 1. Revise the lighting plan to eliminate spillover beyond .5 fc, and to use an LLF of 1.0 2. 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. 3. Limit the parking lot pole lights to 20' high, including bases. 4. 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." 5. Reduce the amount of illumination on and around the cinema building. 6. Accurately show the intensity of the building lighting and the reflectivity off the metal shingles. 7. 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." The ARB action also required that the following items be addressed in a work session: 1. A larger /full size sample of the metal shingle cladding in the proposed color is required for review. A mock -up of the materials would be useful for review. 2. There was concern about the reflectivity of the metal shingles and the white color of the shingles. Concern was expressed about potential unintended consequences of the metal shingle wall regarding its reflectivity (potentially blinding to the public) and its possible environmental impact on the landscape (with planting areas baking in the summer). 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 Lighting 22 Light should be contained on the site Revise the lighting plan to eliminate spillover beyond Work session discussion topic: Are illumination levels and not spill over onto adjacent .5 fc, and to use an LLF of 1.0. properties or streets; The excessive spillover at the entrances into the site up to 30 fc appropriate for from Hydraulic Road has been resolved by removing parking lots and sidewalks in the pole lights closest to Hydraulic at each entrance. this development? The issue may be revisited later. The LLF has been corrected. Most of the XB and XH fixtures at the parking lot west of the cinema produce initial light levels over 20 fc and up to 29 fc. Although some of the fc readings in the parking lot east of the cinema aren't legible, it appears that some XA and XB fixtures produce initial light levels over 20 fc and possibly up to 30 -35 fc. 30 fc is the maximum typically allowed by the ARB for vehicle display in the ECs, and the illumination of display lots has typically been considered a special case not applicable to all sites. However, these are initial levels (the lamps will dim over time) and, eventually, some of the impact of the illumination may be offset by future construction. 25 Light should have the appearance of Parking lot lights, street lights interior to the town None. white light with a warm soft glow; center, interior garage lights, and the fixtures over the however, a consistent appearance exit doors are all proposed with metal halide lamps. throughout a site or development is The fixtures proposed for the railings and the metal required. Consequently, if existing and wood trellis have fluorescent lamps. The fixtures lamps that emit non -white light are proposed for the decorative metal screens have LED to remain, new lamps may be lamps. required to match them. 3 26 Dark brown, dark bronze, or black Provide one complete light schedule in the site plan. Ensure that the light fixture are appropriate colors for free- Provide complete information for all site and wall schedule clearly identifies standing pole mounted light fixtures fixtures. Identify the color for each fixture /pole. the lamp type and wattage, in the Entrance Corridors. Include the quantity of each fixture. Include catalog height, and color for each numbers for all fixtures; ensure that catalog numbers fixture. match the cut sheets. Include the cut sheets on a sheet of the site plan. Work session discussion topic: Is the silver color for A light schedule has been provided, but additional notes in the schedule would help clarify the options the pole lights along the proposed for each fixture. town center streets appropriate? The Selux light poles and fixtures along the town center streets are proposed with a silver finish. Pole lights proposed in the ECs typically have a bronze, brown or black finish. The cinema parking lot lights are black. 27 The height and scale of freestanding, Limit the parking lot pole lights to 20' high, including None. pole- mounted light fixtures should bases. be compatible with the height and The pole lights proposed for the parking lots located scale of the buildings and the sites west and east of the cinema have been lowered in they are illuminating, and with the height from 35' to 30'. The western lot sits use of the site. Typically, the height approximately 10' below the Hydraulic Road of freestanding pole- mounted light elevation, so a pole light with an overall maximum fixtures in the Entrance Corridors height of 30' is expected to have an impact similar to a should not exceed 20 feet, including 20' light, as viewed from the EC. The eastern parking the base. Fixtures that exceed 20 feet lot sits approximately 8' below the Hydraulic Road in height will typically require elevation. The 30' pole light in that location is additional screening to achieve an expected to have a similar impact. appropriate appearance from the Entrance Corridor. 29 The following note should be Include the following note on the plan: "Each outdoor None. included on the lighting plan: "Each luminaire equipped with a lamp that emits 3,000 or outdoor luminaire equipped with a more initial lumens shall be a full cutoff luminaire. lamp that emits 3,000 or more initial The spillover of lighting from luminaires onto public lumens shall be a full cutoff roads and property in residential or rural areas zoning luminaire. The spillover of lighting districts shall not exceed one half footcandle." from luminaires onto public roads The note has been added. and property I 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 Reduce the amount of illumination on and around the Work session discussion topic: shall: cinema building. a. be compatible with the character The XC and XC 1 fixtures have been deleted from the of the Entrance Corridor. proposal. Previously, they were to be installed at the • How much illumination Compatibility of exterior lighting tops of the recessed bays at the southwest corner of the beyond the 1 fc egress and lighting fixtures is assessed in cinema and on the east and west elevations. The type requirement is terms of design, use, size, scale, and quantity of the other proposed fixtures is more or appropriate for the EC, as color, and brightness. less the same as the previous proposal. displayed on the building b. impact only the immediate site. and surrounding The effect of the illumination Accurately show the intensity of the building lighting. walkways? should not be discernible from Add the following notes to the plan: "Automatic timing • Is the general appearance distances along devices shall be used to extinguish exterior building and level of illumination illumination between 11:00 p.m. and dawn. Building on and around the 31 Where used for decorative effect, lighting shall not be modified to reflect seasonal colors." building appropriate for outdoor light fixtures shall: The applicant has provided drawings that show the level the EC? a. be equipped with automatic of illumination on the cinema's walls. Generally, • Does the character and timing devices and shall be illumination levels are higher at the bottom of the walls intensity of the extinguished between the hours of and decrease in intensity moving up the wall. illumination produced by 11:00 p.m. and dawn. the XD and XE fixtures, b. be shielded and focused to On the south (Hydraulic Road) elevation, the highest which is greater than that eliminate glare. Glare control shall light levels are seen at the base of the western block of required for egress, have be achieved primarily through the the building where the YD fixtures would be installed. an appropriate use of such means as cutoff Levels reach 74.7 fc at the base of the far west end of appearance for the EC? fixtures, shields and baffles, and the elevation. Illumination levels are also high at the • Does the pattern, appropriate application of base of the trellis at the east end, where the XE fixtures distribution, intensity and mounting height, wattage, aiming are proposed. There, levels reach 54.6 fc. However, the general character of the angle, fixture placement, etc. applicant indicates that the trellis is 65% closed, so the YF string lights in the c. be cutoff luminaires, aimed so full impact of this level of illumination may not be decorative metal panels as not to project their output detected from the EC. At the top of the trellis, light have an appropriate beyond the objects intended to be levels range from 20 to 24 fc. The west end of the appearance for the EC? illuminated; or non - cutoff central block of the elevation registers at 0 fc. luminaires, equipped with glare shields, visors, barn doors, and/or On the east elevation, illumination at the trellis reaches a other similar shielding accessories high of 39.5 fc (XE fixtures). Light levels along the as required to meet the following railing reach 18.8 fc (XD fixtures). At the top of the criteria: Light distribution from all railing, light levels range from 4.7 to 21 fc. Illumination lighting installations shall be cut- diminishes up the wall, with .1 fc at the top of the wall. off at all angles beyond those required to restrict direct Illumination on the west elevation follows the same illumination to within the pattern as the other walls. The highest levels are found perimeter of the landscape feature at the base of the southern end of the wall, with 53.5 and being illuminated. 65.5 fc produced with a YE fixture. The upper right d. never exceed 3,000 lumens. corner of the central block of this elevation registers at 0 Further restrictions on lumens may fc. be imposed by the ARB. e. not be modified to reflect The applicant has indicated that the code requirement seasonal colors. for egress is 1 fc and has identified emergency egress f. be of a number that is lighting as fixtures XF over the exit doors, the XE compatible with the scale of the fluorescent fixtures mounted vertically in the metal and object and the development to be wood trellis at the southeast corner of the building, the illuminated, such that the light XD fluorescent fixtures mounted vertically in the emitted will not over - illuminate or railings on the east and west elevations, and the XG overpower the site, as determined pendant- mounted garage fixtures. Although there is no by the ARB. objection to allowing the required level of emergency egress lighting after 11 PM, the XE and XD fixtures that are proposed to accommodate emergency egress will be experienced from the EC as decorative lighting (before and after 11 PM). And, the XD and XE fixtures produce high levels of illumination on the building, and levels considerably higher than the egress requirement. The character, extent and intensity of this illumination, as well as the illumination produced by the YD, YE and YF fixtures (which illuminate the decorative metal screens) are a concern. This quantity of decorative light fixtures and this level of illumination has never been approved for a building in the ECs and it could set a precedent that will eventually result in significantly increased lighting levels throughout the ECs. (For comparison, see Attachment A for illumination levels of some buildings at the University of Virginia.) Also, although the cinema's architectural design has been approved by the ARB, scale and context issues remain and the proposed illumination could serve to focus additional attention on these issues. The YF fixture is a string of LED lights. The applicant indicates that the cable mounts behind the screens will not be seen, that the lamps would be randomly placed, and that the lamps will provide small, dim points of light within the screens. A larger /full size sample of the metal shingle cladding Work session discussion topics: Considering material, in the proposed color is required for review. A mock -up of the materials would be useful for review. Accurately color and reflectivity, is the show the reflectivity off the metal shingles. metal shingle cladding an The applicant plans to bring a shingle sample to the appropriate material for this work session. building in the EC? There was concern about the reflectivity of the metal shingles and the white color of the shingles. Concern was expressed about potential unintended consequences of the metal shingle wall regarding its reflectivity (potentially blinding to the public) and its possible environmental impact on the landscape (with planting areas baking in the summer). SUMMARY OF RECOMMENDATIONS Work Session Discussion Touics: 1. Are illumination levels up to 30 fc appropriate for parking lots and sidewalks in this development? 2. Is the silver color for the pole lights on the town center streets appropriate? 3. How much illumination beyond the 1 fc egress requirement is appropriate for the EC, as displayed on the building and surrounding walkways? 4. Is the general appearance and level of illumination on and around the building appropriate for the EC? 5. Does the character and intensity of the illumination produced by the XD and XE fixtures, which is greater than that required for egress, have an appropriate appearance for the EC? 6. Does the pattern, distribution, intensity and general character of the YF string lights in the decorative metal panels have an appropriate appearance for the EC? 7. Considering material, color and reflectivity, is the metal shingle cladding an appropriate material for this building in the EC? Staff offers the following comments on the lighting plan: 8. Ensure that the light fixture schedule clearly identifies the lamp type and wattage, height, and color for each fixture. ATTACHMENT A FOOTCANDLE READINGS AT SOME UNIVERSITY OF VIRGINIA BUILDINGS H = measured with light meter held horizontally V = measured with light meter held vertically Measured 9:30 PM 8/6/11 9 The Rotunda Colonnade between Rotunda/Pavilions Special Collections Library The Chapel Ground level (H) 1.51 fc 1.2 fc 11.7 fc .882 fc 3' above ground level (H) 1.69 fc 1.98 fc 15.8 fc 1.16 fc 6' above ground level (V) .686 fc 1.1 fc 3.02 fc 2.07 fc H = measured with light meter held horizontally V = measured with light meter held vertically Measured 9:30 PM 8/6/11 9 ATTACHMENT B This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date LT1 Enlarged Site Plan (light fixture locations) 7 -18 -11 LT2 Enlarged Site Plan (light fixture locations) 7 -18 -11 LT3B Enlarged Site Plan (photometric) 8 -12 -11 LT4B Enlarged Site Plan (photometric) 8 -12 -11 LT5A Building Elevations 8 -12 -11 LT6A Building Elevations 8 -12 -11 LT7 Building Elevations 7 -22 -11 LT8 Building Elevations 7 -22 -11 LT7 Lighting Cut Sheets 7 -18 -11 LT8 Lighting Cut Sheets 7 -18 -11 LT9 Lighting Cut Sheets 8 -12 -11 LT10 Lighting Cut Sheets 8 -12 -11 LT11 Lighting Cut Sheets 8 -12 -11 10