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HomeMy WebLinkAboutARB201100112 Review Comments Final Site Plan and Comps. 2011-10-13ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB- 2011 -112: The Shops at Stonefield Town Center Review Type Final Review of a 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 Al, A3, A4, A5, B1, B2, B3, C1 -2, C1 -3, C2 -2 and the Hyatt hotel. Context The Stonefield Town Center site is located in an area of mixed 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 October 17, 2011 Staff Contact Margaret Maliszewski PROJECT HISTORY DATE REVIEW TYPE TOPIC 10/3/2011 Work session The ARB held a work session on the town center buildings. The list of comments provided at the September 19 meeting was updated. Those comments are included in the Analysis section of this report. 10/3/2011 Hyatt final review — The ARB completed a final review of the Hyatt proposal and approved the request, pending staff administrative approval of a number of (ARB- 2011 -93) conditions. The Hyatt is one of the buildings included in the overall Town Center site development plan. The conditions of approval are included in the Analysis section of this report. 9/19/2011 Work session The ARB held a work session on the town center buildings. The list of comments provided at the August 15 meeting was updated. 8/15/2011 Preliminary review The ARB completed a formal preliminary review of the Stonefield Town Center proposal. A list of comments were provided to the applicant. 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. 4/18/2011 1/3/2011 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 The numbers and text provided in the "Comment" columns correspond to the ARB comments made at the October 3, 2011 meeting. Town Center comments precede Hyatt comments. Hyatt comments are included in an attempt to consolidate remaining outstanding Town Center issues. COMMENTS ISSUE RECOMMENDATION COMMENTS FROM TOWN CENTER REVIEW Visibility 1 Confirm that the elevations are not visible, or provide for The C2 -1 east elevation was not provided because it is part of a future phase. None. review the elevations of A4 north (conceptual), B2 north The other elevations were provided in the current submittal. The A4 north (full length of the elevation), B3 north (conceptual), C2 -1 and C2 -2 north elevations are included in the building lighting elevations east (conceptual), and C2 -2 north (conceptual). (not the color renderings). All bays of the A4 north elevation include storefronts. One bay at the east end of the C2 -2 north elevation includes a storefront. The remaining bays do not have windows; the building lighting elevations do not indicate if any of the blank bays are fitted with green screens. Visibility of this elevation from the corridor is expected to be limited. The B2 north elevation includes no storefronts. All bays have green screens or are fronted by loading /dumpster areas. The B3 north elevation includes one storefront bay at the west end. All other bays have green screens or are fronted by loadin / dumpster areas. Landscaping 2 Provide for review a complete landscape plan that The landscaping for the Hyatt was not included in the town center site plan. Include the Hyatt landscaping with the town includes the full area currently proposed for center site plan. 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 EC trees are shown at 31 /z" caliper. None. to 31/2" caliper minimum. 4 Provide additional trees at the south end of the Route 29 Trees at the south end of the Rt. 29 frontage are shown at 35' on center, but None. frontage to at least meet the 35' spacing requirement. the quantity has not increased. A note on the plan identifies an 83'- length of easement that does not allow for the planting of trees. 5 Provide additional planting along the Al screen wall. The The planting shown at the 10/3/11 meeting includes a staggered row of None. planting shown in the 10 -3 -11 presentation meets this Leyland Cypress, 6' in height at planting, along the loading area; a double requirement. row of photinia, 30" in height at planting, and hypericum along the screen wall. These plants are included on the landscape plan. 6 Provide flowering ornamental trees interspersed with the The 10/6/11 plans show seven ornamental trees between buildings Al and Include in the final site plan the revised lantin 3 shade trees along the ECs. A3 along the EC frontage, and four ornamental trees at the northeast corner layout illustrated on the Revised North Parking of the B parking lot (on the south side of the northern entrance into the Layout plan dated 10 /11 /11 showing 7 development from 29), with no ornamental trees along the majority of the B interspersed ornamental trees. parking lot frontage. Conversations held with the applicant after the 10/6/11 submittal resulted in a revised planting layout (10 /11 /11) along the B frontage that shows seven ornamental trees interspersed with the shade trees. This quantity and distribution are more appropriate for the EC than that shown on the 10/6/11 plan. 7 Revise the plan to provide all tree locations on site, On the 10/6/11 plans, a number of trees appear to be in easements. They Resolve the tree /utility conflicts without reducing outside of easements, and without reducing the number include: 1GT at the SE corner of A3; 1 AR in island on south side of A4; 1 the quantity of trees. of trees proposed. AR at NE corner of A5; 2 AR in island east of cinema and south of C1 -2; 8 GT and 1 MS on 29 frontage at north end of project; and trees on the north Include in the final site plan the revised planting side of the northern entrance into the site from 29 (south side of Sperry). layout showing the shade and ornamental trees along the B parking lot frontage outside of Regarding the GT and MS at the north end of the 29 frontage, conversations easements. held with the applicant after the 10/6/11 submittal have resulted in a revised parking layout (10 /11 /11) that allows these trees to move out of the Provide the height of the overhead power lines easement. along the south side of Sperry. Consider alternate tree species to avoid excessive future tree Regarding the trees on the north side of the northern entrance into the site, trimming in this area. where overhead electric lines are being installed, the applicant has indicated that the issue has been discussed with Dominion Power and their standard Provide documentation from Dominion Power practice of trimming trees will apply to this area. Some of the trees proposed indicating that Dominion does not oppose the in this area can get very tall. Alternate trees that have a shorter mature height planting proposed in the electric easement. may be more appropriate to avoid drastic trimming, but the height of the lines is needed to determine appropriate species. 8 Add tree islands in the parking row closest to the south Tree islands were not added on the north side of B2 due to utility conflicts. See #7. sides of Buildings A3 and A4 and the north side of B2. One tree island was added at A3 and one was added at A4. However, the tree in the island on the south side of A4 appears to be in conflict with utilities. (See #7.) 9 Indicate the shrubs species on the plan, not just in the The shrub species have been identified on the plan. None. plant schedule. 10 Revise the landscape along the EC fronts of the A and B The 10/6/11 drawings show 7 ornamental trees in 2 species added along the Include in the final site plan the revised parking lots to increase the number and species of trees A parking lot and 4 ornamentals added at the northeast corner of the B landscaping shown on the 10 /11 /11 Revised North and shrubs to help offset the impact of the expanse of the parking lot (with 1 shade tree removed). No ornamental trees are shown Parking Layout plan, showing trees outside of parking lots. along the 29 frontage of the B parking lot. Conversations held with the easements and 7 ornamental trees distributed applicant after the 10/6/11 submittal resulted in a revised landscape plan along the parking lot frontage. (10 /11 /11) in this area. The planting includes a better distribution of ornamental trees along the B parking lot. A single shrub species (221 Otto Luyken cherry laurel) is provided along the full Rt. 29 frontage. A single species of shade tree (23 thornless honey locust) is provided along the full Rt. 29 frontage. Questions for the ARB to consider: Is the single shrub species along the Rt. 29 EC frontage acceptable? Is the single shade tree species along the Rt 29 EC frontage acceptable? Is the quantity of shade trees and ornamental trees along the EC side of the A and B parking lots appropriate (considering the 10 /11 /11 revised plan)? 11 Provide details on the retaining walls and landscape Retaining wall details are provided on sheets LA4 and W1. Detail 2 on LA4 For each retaining and screen wall included on the proposed for the north side of the Block B/C parking lots. corresponds to the stone -faced walls at buildings A3 and B 1. site plan, add notes to the plan sheets indicating Indicate how the area will achieve an appropriate the corresponding wall detail. Add the name of appearance for the EC. Provide trees and shrubs along A segmental block retaining wall (Rockwood Classic 8) is proposed on the the manufacturer, the product, and the color to the north side of Blocks B /C. Indicate the top of wall and north side of the development, running along the south side of the Sperry each wall detail. Approved colors for the bottom of wall elevations for retaining walls. property. This wall reaches a height of 8.5'. The proposed block colors — Rockwood Classic 8 wall are "buff' and "dark "buff' and "dark brown" - were viewed at the 10/3/11 ARB meeting. A 42" brown ". decorative railing is proposed for the top of the retaining wall. The railing matches the design approved with the Regal cinema. The color of the railing Indicate the color of the railing on the guard rail is not identified in the town center detail. detail. A 10' -high screen wall is proposed along the south, west and north sides of Questions for the ARB to consider: the Sperry property. It sits approximately 23' away from the retaining wall Considering height, length, location, material, (described above) on the Stonefield side of the development, and color, texture and landscaping, does the 10' approximately 6' north of the north edge of the B and C parking lots. The screening wall surrounding the Sperry property wall design has not been finalized yet, but options under consideration are have an appropriate appearance for the EC? Is a detailed on sheet W1. The screen wall is proposed as a precast concrete wall precast concrete wall appropriate? Is planting installed in a series of 15' -long panels with a 10' height. The wall would required on the town center sides of the screen have a double -sided finish and is intended to resemble stone masonry. wall? Examples of completed walls are available at the manufacturers' (East Coast Precast: Stonetree and Superior Concrete: Ledgestone and Are the white pines proposed on the south side of Cobblestone) web sites. Some of the illustrations indicate that the repetition Sperry acceptable? of the "stone" pattern does not always result in a convincing replica of stone masonry (which the depth of the wall confirms). Landscaping is proposed between the screen wall and the retaining wall. Consequently, planting will soften the appearance of the southern screen wall for southbound traffic, but not for northbound viewers, and vice -versa for the screen wall on the north side of Sperry. The planting on the south side includes 15 white pine trees. Traditionally, the ARB has not approved white pines for screening purposes, but the species might be considered acceptable in this location because it is used for "softening" rather than "screening". 12 Indicate plant quantities on the plant schedule. No single Plant quantities have been provided. The quantity of Otto Luyken cherry Questions for the ARB to consider: species shall exceed 25% of the total quantity for that laurel constitutes 34% of proposed shrubs. Should the quantity of Otto Luyken cherry laurel type of plant (tree or shrub). be reduced to not exceed 25% of the total quantity of shrubs proposed in the development (without increasing the quantity of other shrubs in excess of 25 %)? Lighting 13 Revise the lighting to eliminate spillover greater than .5 Spillover no longer exceeds .5 fc at the property line. None. fc beyond the property lines along Rt. 29 and Hydraulic Road. 14 Revise the photometric plan to eliminate the fc readings The fc readings in Building A5 have been removed. None shown inside Building A5, or clarify why they are provided. 15 Revise the lighting plan to indicate that the LLF used to The LLF is identified as 1.0. None. calculate the photometrics was 1.0 and adjust the photometric plan accordingly. 16 Provide cut sheets for all proposed light fixtures. Cut sheets have been provided for all proposed fixtures. Be sure to include sheets LT12 — LT19 as part of the final site plan set. 17 Coordinate the elevations and photometric plan regarding XC3 fixtures are proposed in 3 bays on the south side of C1 -2. Building Include the illumination emitted from all wall - the XC3 fixtures on the south side of C1 -2. Confirm that mounted lights are proposed for the west elevation of C1 -3 and they are mounted fixtures that emit 3000 lumens or more no wall fixtures are proposed for the west elevation of shown on the lighting elevation drawings. in the photometrics, ensure that they are full C1 -3, or revise the plans to show the proposed fixtures. cutoff fixtures, and be sure to include their cut Wall fixture locations are not shown on the photometric plan (they are sheets as part of the final site plan set. illustrated on the lighting elevations), but all canopy down lights and the XL wall fixtures are included in the photometrics (footcandle readings). Indicate in the lighting schedule that the XV Illumination from all building- mounted fixtures emitting 3000 lumens or fixtures will be maintained in a downward more must be accounted for in the photometrics. This includes fixtures XK, oriented horizontal position, or revise the wattage XL, XM, XQ and XV. However, XK, XM and XQ do not appear to be full to less than 40 watts, or choose an alternate fixture cutoff fixtures, so they cannot be approved as proposed. The lamps must be that meets ordinance requirements. revised to emit less than 3000 lumens, or alternate fixtures that meet ordinance requirements must be proposed. The XV fixtures are adjustable building- mounted lights with 70 -watt metal halide lamps. This exceeds the 3000 lumen limit, so the fixtures must be made full cutoff to be approved. To make these fixtures full cutoff, they must be maintained in a horizontal position. (See Table 2 at the end of this report for lumen/wattage equivalents for reference.) 18 Indicate maximum pole light height, including bases, in The fixtures on the pole lights are proposed at 20', 18' and 12'. None. the lighting schedule. Maximum height shall not exceed 20'. 19 Provide additional information to clarify the intensity of A number of lighting changes have been made. Some fixtures have been Questions for the ARB to consider: illumination on the town center buildings. deleted; others have been replaced, and others have been added. The XC -3 fluorescent uplight fixture is used at the base of walls in some locations Is the uplighting (XC -3) of the green screens appropriate? 20 Limit the illumination of the bays without storefronts. where there are no windows and doors. The concern previously noted with the fixtures in these locations was that illuminating elevations with a "back Is the uplighting (XC -4) mounted on the canopies of building" appearance would not be appropriate. The XC -3 fixtures were appropriate? removed from one bay on the south elevation of building A4. The remaining bays with XC -3 fixtures have been fitted with green screens. The ARB may Is the general amount of illumination proposed find the illumination of these features appropriate. throughout the town center appropriate? XC -4 fixtures are proposed to be installed on canopies, aimed at the wall surface above. Some of the walls that would be illuminated in this way are illustrated with wall signs; some are not. Most of the canopies are also fitted with downlights. Other illumination includes: • Most of the stone walls are illuminated by uplights. • Most of the pilasters have wall sconces. • Trees lining interior streets are illuminated with two uplights. 20A A note on the lighting sheets indicates that the XA, XB and XH fixtures are Revise the fixture schedule to indicate the XB and to be bronze. The requirement for a bronze finish applies to both the fixtures XH fixtures as bronze, not silver. Revise the color and the poles. In the lighting schedule, the XB and XH fixtures are identified note to indicate that XA, XB and XH fixtures and as silver. poles are to be bronze. Architecture 21 Continue to revise the design of Alsoutheast corner to Alternate brick detailing has been provided at the top of the wall at the Question for the ARB to consider: reflect the traditional architecture of Albemarle County southeast corner of building Al and banding has been added on the wider Does the revised brick detailing of Al sufficiently specifically using brick detailing. expanses of brick on the corner element. tie the building to the historic architecture of Albemarle County? Are other revisions to the 22 When using brick, incorporate detailing and use of patterns that tie the brick to historic precedents from the architecture of Al needed? area. 23 Provide on the drawings the color names and numbers for Materials and colors are identified on the color elevations. Samples can be Questions for the ARB to consider: all materials, and provide samples for review. Provide viewed at the 10/17/11 meeting. Are the colors and materials proposed for the screening that will obscure a standard tractor trailer from town center appropriate? the EC. See #5 for screening of Al loading area. 24 Provide a detail for the green screens showing the darker The applicant has indicated that the green screens will have a minimum 2" Provide a detail for the green screens on the site color and a depth that has visual impact from the EC. The depth. A detail is not yet included in the site or architectural drawings. plan or architectural drawings. Ensure that the color, green screen and cornice details shown on 10/3/11 detail and the green screen locations are included are appropriate. on either the final site plan drawings submitted for signature or the architectural plans submitted with the building permit application. Indicate depth as 2" minimum and provide the color name corresponding to the darker color illustrated in the 10/3/11 presentation. 25 Coordinate all drawings regarding the layout of Building The site and landscape plans have been coordinated regarding A5. None. A5 and its stone wall. 26 Specify the type of window glass on the drawings. Color elevations indicate PPG 1" insulated, outer pane clear glass with Questions for the ARB to consider: Indicate reflectance off the outside pane; ensure that it is Solarban 60 on #2 surface. The reflectance level was not indicated, but PPG Is glass with I I% reflectance off the outside pane below 7 %. specs suggest that 11% applies to the proposed glass. acceptable? 27 Revise the south elevations of Buildings A3, A4 and Cl- The ARB indicated that the cypress doors for the service areas are None. 2 to better integrate the service area walls into the design. appropriate. 28 The cypress doors in the service areas are appropriate. Equipment 29 Confirm that the proposed rooftop screens will The applicant has indicated that perspective views from the EC at Swanson Questions for the ARB to consider: successfully hide all rooftop equipment. Provide and from Stonefield Blvd. are being prepared to confirm the screening of Does the information provided at the 10/17/11 additional information to clarify the extent of visibility of rooftop equipment and the integration of the screens into the architecture. meeting confirm that equipment will not be the screens and where visible make the screens integrated visible from the EC and that any visible screens architecturally with the buildings. are integrated architecturally with the buildings? 30 Add the 6' tall switching equipment shown on the south The switching equipment at Al is shown on the plans. The equipment does Revise the electrical switch screening note to side of Al in future illustrations. Show that it is properly not appear on the elevations because screening plants are shown in front of indicate that "switching equipment will be fully screened from the EC. Add a note to the plan indicating it. A note stating "Electrical switch equipment shall be fully screened" is screened by landscaping at the time of planting." that the equipment will be fully screened. included on sheet C3. For clarity, the note should state what is performing the screening. 31 Add the following note to the site plan and the The note does not appear on the architectural drawings. It does appear on a Add the following note to the architectural plans architectural plan: "Visibility of all mechanical revised Cl. and ensure that the note appears on the final site equipment from the Entrance Corridor shall be plan submitted for signatures and the architectural eliminated." plans submitted with the building permit application: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." Retaining Wall The ARB also indicated that both of the retaining wall See #11, above. See #11, above. color samples presented are appropriate. Wall Signs A complete sign submittal has not been provided, but the color renderings Questions for the ARB to consider: illustrate wall signs on the various town center buildings. Little coordination Is an unlimited variety of wall sign design (sign is proposed among wall signs. There is a wide variety of sign locations type, location, color, font) and location acceptable shown. They include: on fiber cement siding above canopies and above along Main Street and/or throughout the entire green screens, on awnings, on stucco above awnings, on stucco bays, and on town center? Are wall signs appropriate for bays wood siding. There is no limit to color or font and, although many of the filled with stucco, but without storefront signs look like channel letters, the sign type is not consistent throughout. windows? Awnings The color elevations illustrate a wide variety of awning designs. Awning Questions for the ARB to consider: height, width and color vary widely throughout the town center. Is an unlimited variety of awning design (height, width, color, material) acceptable along Main Street and/or throughout the entire town center? COMMENTS FROM HYATT REVIEW Architecture 1 Revise the notes on the elevation drawings to clearly Revised hotel architectural drawings have not yet been submitted. Revise the notes on the Hyatt elevation drawings indicate that all louvers will match the adjacent wall to clearly indicate that all louvers will match the color. adjacent wall color. Lighting 2 Provide a complete lighting schedule that includes both At the last Hyatt review, the applicant indicated that the XSC1 fixture is no Include the Hyatt building mounted light fixtures site lights and exterior building lights. Coordinate the longer proposed. The XSW2 and XRC1 fixtures are not included in the town in the town center submittal. Indicate a flat lens information in the luminaire schedules. Indicate lamp center lighting schedule. The XSW2 fixture is not a full cutoff fixture and it for the XRC1 fixture in the light schedule. Revise type and wattage. If initial lumens exceed 3,000, include exceeds 3000 lumens. To meet ordinance requirements, the flat lens option the XSW2 fixture to meet ordinance requirements specific information to confirm that the fixtures (XSW2 for the XRC1 fixture must be chosen. (use a lamp that emits less than 3000 lumens or and possibly others) are full cutoff fixtures. Indicate a flat make the fixture full cutoff). lens for the XRC1 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. See #20A, above. See #20A, above. 4 Clearly indicate the height of the pole lights, including See #18, above. See #18, above. bases, on the lighting lan. 5 Include the following note on the plan: "Each outdoor This note has been added to the plan. None. 10 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." Signage Approval of the Hyatt wall signs is not needed for site plan approval. These comments can be addressed at a later date, but must be addressed prior to approval of sin permits. 6 Revise the sign proposal to indicate that the logo is The Hyatt sign drawings have not been revised. With the Hyatt sign permit application: multicolor and non - illuminated. 1. Revise the sign proposal to indicate that the logo is multicolor and non - illuminated. 7 Revise the sign proposal to not exceed a total of 200sf maximum. 2. Revise the sign proposal to not exceed a total of 200sf maximum. 8 Revise the sign drawing to include identification of the materials of the sign and the lamp type. If LED 3. Revise the sign drawing to include illumination is proposed, provide the following note on identification of the materials of the sign and the the sign drawings: The level of illumination provided by lamp type. If LED illumination is proposed, the LED lights will not exceed the illumination produced provide the following note on the sign drawings: by a single stroke of 30 milliamp (ma) neon. 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 SUMMARY OF RECOMMENDATIONS Questions for the ARB to consider: Regarding landscaping: 1. Is the single shrub species along the Rt. 29 EC frontage acceptable? Is the single shade tree species along the Rt 29 EC frontage acceptable? Is the quantity of shade trees and ornamental trees along the EC side of the A and B parking lots appropriate (considering the 10 /11 /11 revised plan)? 2. Considering height, length, location, material, color, texture and landscaping, does the 10' screening wall surrounding the Sperry property have an appropriate appearance for the EC? Is a precast concrete wall appropriate? Is planting required on the town center sides of the screen wall? 3. Are the white pines proposed on the south side of Sperry acceptable? 4. Should the quantity of Otto Luyken cherry laurel be reduced to not exceed 25% of the total quantity of shrubs proposed in the development (without increasing the quantity of other shrubs in excess of 25 %)? Regarding lighting: 5. Is the uplighting (XC -3) of the green screens appropriate? 6. Is the uplighting (XC -4) mounted on the canopies appropriate? 7. Is the general amount of illumination proposed throughout the town center appropriate? Re ag rding the architectural design: 8. Does the revised brick detailing of Al sufficiently tie the building to the historic architecture of Albemarle County? Are other revisions to the architecture of Al needed? 9. Are the colors and materials proposed for the town center appropriate? 10. Is glass with I I% reflectance off the outside pane acceptable? Regarding equipment: 11. Does the information provided at the 10/17/11 meeting confirm that equipment will not be visible from the EC and that any visible screens are integrated architecturally with the buildings? Regarding Signs and Awnings: 12. Is an unlimited variety of wall sign design (sign type, location, color, font) and location acceptable along Main Street and/or throughout the entire town center? Are wall signs appropriate for bays filled with stucco, but without storefront windows? 13. Is an unlimited variety of awning design (height, width, color, material) acceptable along Main Street and /or throughout the entire town center? Staff recommends that the following items be revised, with staff review and approval. Regarding landscaping: 1. Include the Hyatt landscaping with the town center site plan. 2. Include in the final site plan the revised landscaping shown on the 10 /11 /11 Revised North Parking Layout plan, showing trees outside of easements and 7 ornamental trees distributed along the parking lot frontage. 11 3. Resolve the tree /utility conflicts without reducing the quantity of trees. 4. Include the revised planting layout showing the shade and ornamental trees along the B parking lot frontage outside of easements in the final site plan. 5. Provide the height of the overhead power lines along the south side of Sperry. Consider alternate tree species to avoid excessive future tree trimming in this area. 6. Provide documentation from Dominion Power indicating that Dominion does not oppose the planting proposed in the electric easement. 7. For each retaining and screen wall included on the site plan, add notes to the plan sheets indicating the corresponding wall detail. Add the name of the manufacturer, the product, and the color to each wall detail. Approved colors for the Rockwood Classic 8 wall are "buff' and "dark brown ". 8. Indicate the color of the guard rail on the detail. Regarding lighting: 9. Be sure to include sheets LT12 — LT19 as part of the final site plan set. 10. Include the illumination emitted from all wall- mounted fixtures that emit 3000 lumens or more in the photometrics, ensure that they are full cutoff fixtures, and be sure to include their cut sheets as part of the final site plan set. 11. Indicate in the lighting schedule that the XV fixtures will be maintained in a downward oriented horizontal position, or revise the wattage to less than 40 watts, or choose an alternate fixture that meets ordinance requirements. 12. Revise the fixture schedule to indicate the XB and XH fixtures as bronze, not silver. Revise the color note to indicate that XA, XB and XH fixtures and poles are to be bronze. 13. Include the Hyatt building mounted light fixtures in the town center submittal. Indicate a flat lens for the XRC1 fixture in the light schedule. Revise the XSW2 fixture to meet ordinance requirements (use a lamp that emits less than 3000 lumens or make the fixture full cutoff). Re ag rding the architectural design: 14. Provide a detail for the green screens on the site plan or architectural drawings. Ensure that the detail and the green screen locations are included on either the final site plan drawings submitted for signature or the architectural plans submitted with the building permit application. Indicate depth as 2" minimum and provide the color name corresponding to the darker color illustrated in the 10 -3- 11 presentation. 15. Revise the notes on the Hyatt elevation drawings to clearly indicate that all louvers will match the adjacent wall color. Regarding equipment: 16. Revise the electrical switch screening note to indicate that "switching equipment will be fully screened by landscaping at the time of planting." 17. Add the following note to the architectural plans and ensure that the note appears on the final site plan submitted for signatures and the architectural plans submitted with the building permit application: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." Re ag rding Signs and Awnings: 18. With the Hyatt sign permit application: a) Revise the sign proposal to indicate that the logo is multicolor and non - illuminated. b) Revise the sign proposal to not exceed a total of 200sf maximum. c) 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. 12 Table 1 This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/ Revision Date Sheet # Drawing Name Drawing Date/ Revision Date C1 Overall Site Plan (Cover Sheet) 10/6/11 (and 10 /11 /11 submitted to staff) LT17 Lighting Fixture Details 10/3/11 C2 Overall Site Plan LT18 Lighting Fixture Details 10/3/11 C3 Overall Site Plan LT19 Lighting Fixture Details 10/3/11 C4 Overall Site Plan 10/6/11 A302 -A1 Exterior Elevations - Lighting 9/30/11 C5 Overall Site Plan 10/6/11 A302 -A3 Exterior Elevations — Lighting 9/30/11 C6 Overall Site Plan 10/6/11 A302 -A4 Exterior Elevations — Lighting 9/30/11 LA1 Landscape Plan 10/6/11 A302 -A5 Exterior Elevations — Lighting 9/30/11 lA2 Landscape Plan 10/6/11 A302 -B1 Exterior Elevations — Lighting 9/30/11 LA3 Landscape Plan 10/6/11 A302 -B2 Exterior Elevations — Lighting 9/30/11 LA4 Details 10/6/11 A302 -B3 Exterior Elevations — Lighting 9/30/11 LT1 Overall Site Plan (Lighting) 9/30/11 A302 -C1 -2 Exterior Elevations — Lighting 9/30/11 LT2 Enlarged Site Plan (Lighting) 9/30/11 A302 -C1 -3 Exterior Elevations — Lighting 9/30/11 LT3 Enlarged Site Plan (Lighting) 9/30/11 A302 -C2 -2 Exterior Elevations - Lighting 9/30/11 LT4 Enlarged Site Plan (Lighting) 9/30/11 Al Color elevations 10/17/11 LT5 Enlarged Site Plan (Lighting) 9/30/11 A3 Color elevations 10/17/11 LT6 Enlarged Site Plan (Lighting) 9/30/11 A4 Color elevations 10/17/11 LT7 Enlarged Site Plan (Lighting) 9/30/11 A5 Color elevations 10/17/11 LT8 Enlarged Site Plan (Lighting) 9/30/11 B1 Color elevations 10/17/11 LT9 Enlarged Site Plan (Lighting) 9/30/11 B2 Color elevations 10/17/11 LT10 Enlarged Site Plan (Lighting) 9/30/11 B3 Color elevations 10/17/11 LT11 Enlarged Site Plan (Lighting) 9/30/11 C1 -2 Color elevations 10/17/11 LT12 Lighting Fixture Details 10/3/11 C1 -3 Color elevations 10/17/11 LT13 Lighting Fixture Details 10/3/11 Revised North Parking Layout 10 /11 /11 LT14 I Lighting Fixture Details 10/3/11 Underground Utility Sketch (for staff) 10 /11 /11 LT15 Lighting Fixture Details 10/3/11 W1 Wall Plan 10/7/11 LT16 Lighting Fixture Details 10/3/11 Assorted wall manufacturers' information - 13 Table 2: Lumen/Wattage Equivalents 14 Lamp Type Wattage 3000 lumens = incandescent 160 w quartz halogen 160 w fluorescent 35 w mercury vapor 75 w metal halide 40 w hi press sodium 45 w to press sodium 25 w NOTE: Fixtures that are not full cutoff must emit less than 3000 lumens. For example, an incandescent lamp in a non -full cutoff fixture must be 159 watts or less. 14