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HomeMy WebLinkAboutARB201100062 Review Comments Miscellaneous Submittal 2011-09-02 (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. 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 south, east and west elevations of the proposed cinema will be readily visible from the Hydraulic Road Entrance Corridor. The cinema will also be visible from the Route 29 North corridor. ARB Meeting Date September 6, 2011 Staff Contact Margaret Maliszewski PROJECT HISTORY DATE APPLICATION RESULT 7 -18 -11 ARB- 2011 -62 The ARB approved the architectural design for the Regal Cinema with conditions, and required work sessions for landscaping and lighting. 8 -15 -11 ARB- 2011 -62 The ARB held a work session on lighting, and offered the following comments for the applicant's next submittal: • Levels of illumination reaching 30 fc within the town center may be appropriate if those readings are limited to "hot spots." The ARB requested that staff present research on recent parking lot submittals for comparison. • The ARB supports a bronze color for the pole lights along interior streets. If the applicant still prefers silver, a material /color ample and cut sheet are required for review. • Color renderings should be submitted to address the following questions: • How much illumination beyond the 1 fc egress requirement is appropriate for the EC, as displayed on the building and surrounding walkways? • Is the general appearance and level of illumination on and around the building appropriate for the EC? Provide additional info regarding hot spots at bottom of building. • 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? • 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? • Provide a material /color sample to assist in answering this question: Considering material, color, and reflectivity, is the metal shingle cladding an appropriate material for this building in the EC? • Ensure that the light fixture schedule clearly identifies the lamp type and wattage, height, and color for each fixture. ANALYSIS Comments from the 8 -15 -2011 ARB meeting are listed in red in the ISSUE column. Black text following the red comments outlines how the comments have been addressed by the applicant and related review issues. REF GUIDELINE ISSUE RECOMMENDATION Lighting 25 Light should have the appearance of Levels of illumination reaching 30 fc within the town center may be Work session discussion white light with a warm soft glow; appropriate if those readings are limited to "hot spots." The ARB topic: Are the reduced however, a consistent appearance requested that staff present research on recent parking lot submittals illumination levels on the throughout a site or development is for comparison. ground (most at 20 fc or less) required. Consequently, if existing appropriate? lamps that emit non -white light are See Table 1 at the end of this report for parking lot light levels to remain, new lamps may be approved by the ARB in other town center projects. Maximum light required to match them. levels in those examples range from 16.5 to 19.5 fc. The lamps in the 12' XB pole lights (along interior streets and in the eastern parking lot) were reduced from 150 watts to 100 watts. The 400 watt lamps in the XA parking lot pole lights were reduced to 350 watts. This has reduced light levels to less than 20 fc in most locations on the ground. Exceptions are: one location along Inglewood Drive that reaches 22.2 fc; one location in the parking lot east of the cinema that reaches 27.4 fc; and one location along Swanson Drive that reaches 23 fc. (Previous levels reached 35 fc at the eastern parking lot and 29 fc at the western lot.) The reduced light levels are appropriate and the minimal hot spots are not expected to have a significant impact on the EC. 26 Dark brown, dark bronze, or black The ARB supports a bronze color for the pole lights along interior Work session discussion are appropriate colors for free- streets. If the applicant still prefers silver, a material/color sample topic: Is the silver color for standing pole mounted light fixtures and cut sheet are required for review. the pole lights along the in the Entrance Corridors. The applicant believes the silver finish for the lights along interior interior streets of the town streets is better suited to the design intent for the town center. A center appropriate, given that sample of the silver finish has been submitted for review and will black poles are proposed for be available at the 9 -6 -11 meeting. the parking lots and medium bronze is the standard in the Staff conducted an informal, non - comprehensive survey of ECs? shopping centers in the county and offers the following information regarding light pole color for consideration: • Light poles in most of the shopping centers in the county are dark in color. This includes Rivanna Ridge (Pantops), Fashion Square Mall, Hollymead Town Center, Rio Hill, Shoppers World, and Branchlands. Seminole Square and Barracks Road shopping centers in the city also have dark colored pole lights. • Albemarle Square and Pantops shopping centers have the lighter, silver /gray colored light poles. • When the lighter silver /gray color is found, it is typically at an older site that was developed prior to the establishment of the Entrance Corridors or early in EC history. The lighter color is also typically used for flag poles and poles for traffic lights (although examples of dark green traffic light poles also exist locally). • The medium bronze shade tends to blend well with the brick and muted earth tones that characterize many of the developments approved by the ARB in the county. This bronze color also seems to blend better with trees and telephone poles. • The lighter silver /gray color, and very dark colors (like black) tend to stand out against the muted earth tones. The silver color may appear better coordinated with the white /tan/gray color scheme currently proposed for the cinema and overall Stonefield town center, but that color combination is not the standard along the ECs and those colors aren't representative of the significant architecture of the county. • Because the bronze color is found more often along the ECs and is the current standard, the silver color may stand out at Stonefield simply because it is different. The combination of black poles in the parking lots and silver along the interior streets may also stand out and not present the most coordinated appearance. Guidelines for the Use of Decorative Landscape Lighting Light used for decorative effect Color renderings should be submitted to address the following Work session discussion shall: questions: topic: Are the reduced light a. be compatible with the character Two color renderings have been provided for each visible side of levels on the building of the Entrance Corridor. the cinema to illustrate the nighttime appearance. For each appropriate for the EC? Compatibility of exterior lighting elevation, one rendering shows the illumination produced by the and lighting fixtures is assessed in building lights of the previous proposal; the other rendering shows terms of design, use, size, scale, the reduced illumination of the current proposal. color, and brightness. • How much illumination beyond the 1 fc egress requirement is b. impact only the immediate site. appropriate for the EC, as displayed on the building and The effect of the illumination should surrounding walkways? not be discernible from distances • Is the general appearance and level of illumination on and along around the building appropriate for the EC? Provide additional info regarding hot spots at bottom of building. 31 Where used for decorative effect, • Does the character and intensity of the illumination produced outdoor light fixtures shall: by the XD and XE fixtures, which is greater than that required a. be equipped with automatic timing for egress, have an appropriate appearance for the EC? devices and shall be extinguished The applicant has eliminated the YD, YE and YF fixtures. The between the hours of 11:00 p.m. and building lights that remain are the fixtures that will provide dawn. emergency egress illumination. Illumination levels on the building b. be shielded and focused to elevations have been significantly reduced from the previous eliminate glare. Glare control shall proposal. be achieved primarily through the use of such means as cutoff fixtures, The brightest areas on the south (Hydraulic) elevation are the wall shields and baffles, and appropriate areas below the fixtures at the exit doors and the wall surface across application of mounting height, from the XE fixtures that are installed in the metal screen. The wattage, aiming angle, fixture highest light levels on the south elevation reach 25.5 fc at the placement, etc. fixtures over the exit doors. Away from the exit doors on the south c. be cutoff luminaires, aimed so as elevation, maximum light levels reach 8 fc with, generally, the not to project their output beyond the brighter areas closer to the base of the building and the darker areas objects intended to be illuminated; or towards the top of the wall. The majority of the south elevation has non - cutoff luminaires, equipped with illumination levels of 0 fc. glare shields, visors, barn doors, and/or other similar shielding On the east elevation, maximum levels on the building reach 16 fc. accessories as required to meet the The east elevation shows the largest area of illumination levels over following criteria: Light distribution 1.0 fc. This area is the full length of the elevation up to about 1I'- from all lighting installations shall be 14' above the walkway, with levels ranging from the base of the cut -off at all angles beyond those wall at 16 fc maximum up to 1.0 fc. Most of the east elevation required to restrict direct receives at least .1 fc of light at the top of the 40' wall. illumination to within the perimeter of the landscape feature being On the west elevation, maximum levels on the wall reach 7.4 fc, illuminated. and this is in the vicinity of the railing at the north end of the d. never exceed 3,000 lumens. building. The brighter areas on the west elevation are found at the Further restrictions on lumens may fixture over the exit door at the south end of the elevation, and be imposed by the ARB. along the 80'- length of the railing at the north end where the XD e. not be modified to reflect seasonal fixtures installed in the railing produce light levels ranging from 7.4 colors. fc maximum at the base of the wall up to .1 fc at the top of the 40'- SUMMARY OF RECOMMENDATIONS Work Session Discussion Topics: • Are the reduced illumination levels on the ground (most at 20 fc or less) appropriate? • Is the silver color for the pole lights along the interior streets of the town center appropriate, given that black poles are proposed for the parking lots and medium bronze is the standard in the ECs? • Are the reduced light levels on the building appropriate for the EC? • Considering material, color and reflectivity, is the metal shingle cladding an appropriate material for this building in the EC? T f. be of a number that is compatible high wall. In this area light levels over 1.0 fc extend approximately with the scale of the object and the 13' up the wall (above the walkway). development to be illuminated, such • Does the pattern, distribution, intensity, and general character that the light emitted will not over- of the YF string lights in the decorative metal panels have an illuminate or overpower the site, as appropriate appearance for the EC? determined by the ARB. The YF string lights have been deleted from the proposal. Illumination levels on the walkway located on the east side of the cinema reach a maximum of 37.6 fc. These levels generally diminish moving south along the walkway, and as the walkway turns to the west on the south side (Hydraulic) of the cinema. (Previous levels reached 96 fc.) The applicant has indicated that the brightest levels shown at the walkway correspond to locations within inches of the light source directly in front of the railing fixtures. Ensure that the light fixture schedule clearly identifies the lamp None. type and wattage, height, and color for each fixture. The lamp type, wattage, height and color of each type of light fixture is identified in the schedule. Provide a material /color sample to assist in answering this question: Work session discussion Considering material, color, and reflectivity, is the metal shingle topics: Considering material, cladding an appropriate material for this building in the EC? color and reflectivity, is the The applicant has indicated that a shingle sample will be brought to metal shingle cladding an the September 6 meeting. appropriate material for this building in the EC? SUMMARY OF RECOMMENDATIONS Work Session Discussion Topics: • Are the reduced illumination levels on the ground (most at 20 fc or less) appropriate? • Is the silver color for the pole lights along the interior streets of the town center appropriate, given that black poles are proposed for the parking lots and medium bronze is the standard in the ECs? • Are the reduced light levels on the building appropriate for the EC? • Considering material, color and reflectivity, is the metal shingle cladding an appropriate material for this building in the EC? T TABLE 1: SOME PARKING LOT LIGHT LEVELS APPROVED BY THE ARB PROJECT Light Levels in Parking Lot Notes Special Collections Library Max Min Ave 1.2 fc Hollymead Town Center, Area B ARB -03 -167 16.5 .1 5.3 20' and 25' pole lights with 400 watt metal halide lamps Northtown Center, ARB -07 -10 18.0 0 3.43 20' pole lights with 400 watt metal halide lamps Hollymead Town Center, Area A, Kohl's ARB -08 -165 19.5 0 5.4 20' pole lights with 400 watt metal halide lamps Regal Cinema at Stonefield Site 27.4 0 2.63 See pages 3 and 6 of this report for discussion on these max light levels. Walkway 37.6 0 6.16 TABLE 2: 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 TABLE 3: This report is based on the following submittal items Sheet # 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 TABLE 3: This report is based on the following submittal items Sheet # Drawing Name Drawing Date/Revision Date LT3B Enlarged Site Plan ( hotometrics) 8 -30 -11 LT4B Enlarged Site Plan ( hotometrics) 8 -30 -11 LTSB Building Elevations ( hotometrics) 8 -30 -11 LT6B Building Elevations ( hotometrics) 8 -30 -11 Lighting Cut Sheets South elevation nighttime rendering 16 August 2011 South elevation nighttime rendering — emergency egress lighting only 22 August 2011 East elevation nighttime rendering 16 August 2011 East elevation nighttime rendering — emergency egress lighting only 22 August 2011 West elevation nighttime rendering 16 August 2011 West elevation nighttime rendering — emergency egress lighting only 22 August 2011 7