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HomeMy WebLinkAboutARB201100093 Review Comments Final Site Plan and Comps. 2011-09-23ARCHITECTURAL REVIEW BOARD STAFF REPORT Project # /Name ARB- 2011 -93: Hyatt Place at Stonefield Review Type Preliminary Review of a Site Development Plan Parcel Identification Tax Map 61W, Section 3, Parcel 19B Location In the Stonefield development located at the northwest corner of Route 29 North and Hydraulic Road, bounded by Main Street on the south, Inglewood Drive on the west, and Stonefield Blvd. on the east. Zoned Neighborhood Model District (NMD); Entrance Corridor (EC) Owner /Applicant Albemarle Place EAAP LLC/Macfarlane Stonefield, LLC (Charles Macfarlane) Magisterial District Jack Jouett Proposal To construct a 136 -room, 6 -story hotel with associated parking and site improvements as part of the Stonefield development. Context/Visibility The Hyatt hotel is proposed to be located approximately 500' north of the Hydraulic Road Entrance Corridor. In the initial phase of development, a parking lot will be located between the hotel and the EC, so the hotel will be clearly visible from Hydraulic Road, but at a distance. A future phase of development will replace the parking lot with structures and it is anticipated that the upper part of the hotel will be visible above those structures for viewers on Hydraulic. Given the height of the proposed hotel, it will also be visible from the Route 29 North Entrance Corridor, and it is likely that visibility will be for a great distance on the corridor north of the site. ARB Meeting Date October 3, 2011 Staff Contact Margaret Maliszewski PROJECT HISTORY DATE APPLICATION/REVIEW TYPE RESULT 1/3/2011 Work session General re- introduction of project 4/18/2011 Work session Overview of Stoneiield design guidelines and Hyatt Place elevations 7/5/2011 Preliminary Review The ARB made a number of comments on the proposal. (See the action letter included near the end of this report.) ANALYSIS (The text in red in the ISSUE column represents comments made by the ARB at the July 5, 2011 meeting.) REF GUIDELINE ISSUE RECOMMENDATION 1 The goal of the regulation of the design of Provide perspective sketches of the hotel as None. development within the designated Entrance viewed from the ECs. Corridors is to insure that new development A series of perspective sketches has been within the corridors reflects the traditional submitted. These drawings help clarify the architecture of the area. Therefore, it is the overall form of the hotel, the form of the purpose of ARB review and of these copper block (including its depth), the Guidelines, that proposed development relationship among the various parts of the within the designated Entrance Corridors hotel, and the anticipated visibility from reflect elements of design characteristic of various points on the ECs. Although the copper the significant historical landmarks, block is not very deep, the overall form of the buildings, and structures of the building appears to be appropriate for the EC. Charlottesville and Albemarle area, and to promote orderly and attractive development Provide a roof plan for review. within these corridors. Applicants should note A roof plan has been submitted. It shows the that replication of historic structures is neither location of two rooftop mechanical units and required nor desired. the depth of the copper block. The rooftop equipment is not expected to be visible from 3 New structures and substantial additions to the ECs. existing structures should respect the traditions of the architecture of historically Indicate on the drawings the material for the significant buildings in the Charlottesville roof of the copper block. and Albemarle area. The roof plan includes a note indicating that the roof of the copper block will also be 9 Building forms and features, including roofs, copper. Copper is expected to provide the most windows, doors, materials, colors and coordinated appearance. textures should be compatible with the forms Provide additional information to clarify the and features of the significant historic extent of reflectivity of the copper panels. buildings in the area, exemplified by (but not A small material sample was presented at the limited to) the buildings described in last meeting, but no new or additional Appendix A [of the design guidelines]. The information has been presented regarding standard of compatibility can be met through reflectivity. Given the distance from the ECs scale, materials, and forms which may be and the adjacent, non - reflective building embodied in architecture which is materials, the copper is expected to have an contemporary as well as traditional. The appropriate appearance. replication of important historic sites in Albemarle County is not the objective of these guidelines. 16 Window glass in the Entrance Corridors Provide specs on the proposed window glass. None. should not be highly tinted or highly reflective. Ensure that the reflectance off the outside pane Reflectance off the outside pane of glass is kept below 7 %. If the glass is to be tinted, should be kept below 7 %. Specifications on provide a sample for review. Note that only the proposed window glass and samples of minimal tints have been approved in the past. tinted window glass should be submitted with Bronze tinted glass is proposed for the the application for final review. windows in the copper block. White aluminum windows with clear glass are proposed in all other locations. The bronze tinted glass is expected to coordinate well with the copper wall surface. The bronze sample has been compared to the bronze sample approved for another project in the EC and it appears to be a similar level of tint and is expected to have an appropriate appearance. Accessory structures and equipment 17 Accessory structures and equipment should Provide information on the plan to confirm that Revise the notes on the elevation be integrated into the overall plan of rooftop equipment will not be visible. Provide drawings to clearly indicate that all development and shall, to the extent possible, roof plan, equipment locations, equipment louvers will match the adjacent wall be compatible with the building designs used heights, parapet wall heights, and/or other color. on the site. details /documentation. Dashed lines have been added to the elevation 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, drawings to show the height and locations of after appropriate siting, these features will still rooftop units. The units do not rise above the have a negative visual impact on the Entrance parapet. A building section and roof plan have Corridor street, screening should be provided also been provided and they also illustrate the to eliminate visibility. rooftop units. a. Loading areas, b. Service areas, Consider alternate treatments or locations to c. Refuse areas, reduce the visual impact of the a/c louvers on d. Storage areas, the exterior of the building. Provide a color c. Mechanical equipment, sample for the louvers. f. Above - ground utilities, and A note on the elevations indicates that the g. Chain link fence, barbed wire, razor wire, louvers in the brick ends of the building are to and similar security fencing devices. match the adjacent wall color. The applicant has confirmed that the intent is for all louvers to match the adjacent wall color at all locations on the building. For clarity, notes should be added/revised to indicate that all louvers will match the adjacent wall color. 21 The following note should be added to the site Add the following note to the site and None. plan and the architectural plan: "Visibility of architectural plans: "Visibility of all all mechanical equipment from the Entrance mechanical equipment from the Entrance Corridor shall be eliminated." Corridor shall be eliminated." The note has been added to the architectural drawings d to C -9 of the site plan. Landscaping Provide landscape and lighting plans for the None. hotel project. Ensure that landscaping and lighting meet EC requirements. Landscaping should include planting in/around the parking lot on the north side of the hotel and planting around the hotel. 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." A landscape plan has been provided. It meets the EC gui delines. 23 Lighting The lighting plan should include all site and Light should be shielded, recessed or flush- exterior building lighting. Ensure that all mounted to eliminate glare. All fixtures with fixtures meet EC guidelines and ordinance lamps emitting 3000 lumens or more must be requirements. Calculate photometrics using an full cutoff fixtures. LLF of 1.0. A site lighting plan has been submitted. The Provide a complete lighting schedule photometrics were calculated using an LLF of that includes both site lights and 1.0. Two schedules were provided (one on the exterior building lights. Coordinate the photometric plan and one with the cut sheets) information in the luminaire schedules. and they don't match regarding the XA and Indicate lamp type and wattage. If XA -2 fixtures. initial lumens exceed 3000, include specific information to confirm that the Architectural plans were submitted showing fixtures (XSW2 and possibly others) are proposed exterior building light locations and a full cutoff fixtures. Indicate a flat lens legend, and cut sheets were provided. The for the SRC I fixture. Include exterior legend does not specify the design options that building fixtures on the photometric are proposed for the fixtures. plan. Include exterior building fixture cut sheets in the site plan. A long LED fixture is shown at the copper block on the roof level plan. It is not clear how Clarify the mounting location and the fixture is to be mounted and what it is method, and the extent of intended intended to illuminate. illumination for the XSCI fixture(s). 26 Dark brown, dark bronze, or black are The color for the XB and XH fixtures /poles is Revise the color of the XB/XH appropriate colors for free - standing pole identified as silver, but it should be bronze to fixtures /poles to bronze. mounted light fixtures in the Entrance coordinate with the color previously approved Corridors. for the cinema. 27 The height and scale of freestanding, pole- The height of the pole lights is not indicated. Clearly indicate the height of the pole mounted light fixtures should be compatible lights, including bases, on the lighting with the height and scale of the buildings and plan. the sites they are illuminating, and with the use of the site. Typically, 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. 29 The following note should be included on the The standard lighting note does not appear on a Include the following note on the plan: lighting plan: "Each outdoor luminaire plan included in this submittal. "Each outdoor luminaire equipped with equipped with a lamp that emits 3,000 or a lamp that emits 3,000 or more initial more initial lumens shall be a full cutoff lumens shall be a full cutoff luminaire. luminaire. The spillover of lighting from The spillover of lighting from luminaires onto public roads and property I residential or rural areas zoning districts shall not exceed one half footcandle." luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." Signage Provide complete information on the wall signs proposed for the hotel. (Use the sign checklist for submittal requirements.) Note that the 63' wall sign height is not allowed by ordinance at this time. A modification of the sign regulations was Revise the sign proposal to meet the 58' approved for the Town Center as part of a 2010 maximum wall sign height. amendment to the rezoning that allows wall signs to be installed at a maximum height of 58' (subject to ARB /Design Planner approval of placement and illumination for any sign over 30' high). The proposed wall signs are still illustrated at 63' high. Consequently, a reduction is still required. Also note that internal illumination of the logo and the number of colors proposed for the logo exceed the EC guidelines recommendations. It is not supportable as presented. Three wall signs are proposed — one each for Revise the sign proposal to indicate the the front, rear and right side elevation of the color chosen for the logo and indicate hotel. Each sign consists of channel letters the manufacturer's color name /number. reading "Hyatt Place" and a logo consisting of If the color is red, provide a sample for 3 stacked rows of circles. The circles would be review. colored either white or red. (The applicant has indicated that the choice depends on the franchise response, which has not yet been received.) The proposed sign area equals 242 sf and this Revise the wall sign proposal to not exceeds the 200sf area allowed by ordinance. exceed a total of 200sf maximum. 5c External illumination is also preferred for Complete information on sign materials and Revise the sign drawing to include approved graphics/logos; internal lamp type was not provided. Both the letters identification of the materials of the illumination may be considered for approval and the logo are to be internally illuminated. sign and the lamp type. If LED on a case -by -case basis. The Board will The hotel is located at a distance from the ECs, illumination is proposed, provide the evaluate the specific design for size (adjusted but given the height of the hotel, the signs will following note on the sign drawings: in proportion to the accompanying lettering), still be visible for quite a distance along both The level of illumination provided by balance, complexity, and distance from and corridors. Consequently, internal illumination the LED lights will not exceed the relationship to the Entrance Corridor. These of the logo is not recommended for this illumination produced by a single stroke factors will determine the extent of internal location. of 30 milliamp (ma) neon. illumination that can be approved. Revise the sign drawing to indicate that 5f Internal Illumination: Any internal the logo will not be illuminated. illumination is considered to contribute to visual clutter and will be limited. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Reflectivity of the copper panels 2. Wall signs: multicolor logo, logo illumination 3. Roof level LED lights Staff recommends approval with the following conditions: Regarding architecture: 1. Revise the notes on the elevation drawings to clearly indicate that all louvers will match the adjacent wall color. Regarding lighting: 2. Provide a complete lighting schedule that includes both site lights and exterior building lights. Coordinate the information in the luminaire schedules. Indicate lamp type and wattage. If initial lumens exceed 3000, include specific information to confirm that the fixtures (XSW2 and possibly others) are full cutoff fixtures. Indicate a flat lens for the SRC1 fixture. Include exterior building fixtures on the photometric plan. Include exterior building fixture cut sheets in the site plan. Clarify the mounting location and method, and the extent of intended illumination for the XSC1 fixture(s). 3. Revise the color of the XB/XH fixtures /poles to bronze. 4. Clearly indicate the height of the pole lights, including bases, on the lighting plan. 5. 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." Regarding signage: 6. Revise the sign proposal to meet the 58' maximum wall sign height. 7. Revise the sign proposal to indicate the color chosen for the logo and indicate the manufacturer's color name /number. If the color is red, provide a sample for review. 8. Revise the sign proposal to not exceed a total of 200sf maximum. 9. Revise the sign drawing to include identification of the materials of the sign and the lamp type. If LED illumination is proposed, provide the following note on the sign drawings: The level of illumination provided by the LED lights will not exceed the illumination produced by a single stroke of 30 milliamp (ma) neon. 10. Revise the sign drawing to indicate that the logo will not be illuminated. ACTION LETTER FROM JULY 5, 2011 ARB MEETING � pF AL �'JRGINZ� COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 Fax (434) 972 -4012 July 8, 2011 Charles MacFarlane c/o Macfarlane Stonefield LLC 201 Hull St., Ste. A Richmond, Va. 23224 RE: ARB- 2011 -63: Hyatt Place At Stonefield Tax Map 61W, Section 3, Parcel 19B Dear Mr. McFarlane: The Albemarle County Architectural Review Board, at its meeting on July 5, 2011, completed a preliminary review of the above -noted request to construct a 136 -room, 6 -story hotel with associated parking and site improvements as part of the Stonefield development. The Board offered the following comments for the benefit of the applicant's next submittal. Please note that the following comments are those that have been identified at this time. Additional comments may be added or eliminated based on further review and changes to the plan. 1. Provide perspective sketches of the hotel as viewed from the ECs. 2. Provide a roof plan for review. 3. Indicate on the drawings the material for the roof of the copper block. 4. Provide additional information to clarify the extent of reflectivity of the copper panels. 5. Provide specs on the proposed window glass. Ensure that the reflectance off the outside pane is kept below 7 %. If the glass is to be tinted, provide a sample for review. Note that only minimal tints have been approved in the past. 9 6. Provide information on the plan to confirm that rooftop equipment will not be visible. Provide roof plan, equipment locations, equipment heights, parapet wall heights, and/or other details /documentation. 7. Consider alternate treatments or locations to reduce the visual impact of the louvers on the exterior of the building. Provide a color sample for the louvers. 8. Add the following note to the site and architectural plans: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 9. Provide landscape and lighting plans for the hotel project. Ensure that landscaping and lighting meet EC requirements. Landscaping should include planting in/around the parking lot on the north side of the hotel and planting around the hotel. The lighting plan should include all site and exterior building lighting. Ensure that all fixtures meet EC guidelines and ordinance requirements. Calculate photometrics using an LLF of 1.0. 10. 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." 11. Provide complete information on the wall signs proposed for the hotel. (Use the sign checklist for submittal requirements.) Note that the 63' wall sign height is not allowed by ordinance at this time. Also note that internal illumination of the logo and the number of colors proposed for the logo exceed the guidelines recommendations. It is not supportable as presented. You may submit your application for continued ARB review at your earliest convenience. Application forms, checklists and schedules are available on- line at www.albemarle.org/ARB. Revised drawings addressing the comments listed above are required. Include updated ARB revision dates on each drawing and an ARB approval signature panel. Please provide a memo including detailed responses indicating how each comment has been addressed. If changes other than those requested have been made, identify those changes in the memo also. Highlighting the changes in the drawing with "clouding" or by other means will facilitate review and approval. If you have any questions concerning any of the above, please feel free to call me. Sincerely, Margaret Maliszewski Principal Planner cc: Albemarle Place EAAP LLC, P O Box 528, Columbia SC 29202 File TI, ADDITIONAL INFORMATION This report is based on the following submittal items: Sheet # Drawing Name Drawing/Revision Date Sheet # Drawing Name Drawing/Revision Date A100 Cover sheet architectural Submitted 8/19/2011 A502 Back Elevation (color) - A401 First Floor Plan - A503 Side (right) Elevation (color) - A402 Second Floor Plan - A505 Building Section - A403 Typical 3 -4 Floor Plan - A601 Hyatt Place wall signs - A404 Typical 5 -6 Floor Plan - LS4 Landscape Plan 9/13/2011 A405 Roof Plan - L101 Landscape Plan 8/12/11 A451 First Floor Plan — Building Exterior Lighting - LT108 Site Lighting 9/14/11 A452 Second Floor Plan — Building Exterior Lighting - LT109 Lighting Fixture Details 9/14/11 A455 Roof Plan — Building Exterior Lighting - LT110 Lighting Fixture Details 9/14/11 Light fixture cut sheets - Color perspective views 1 -5 and view legend - A501 Front Elevation (color) - C9 Site Layout Plan 8/18/11 ATTACHMENTS A — Hyatt front elevation B — Hyatt perspective view C — Hyatt site plan 11