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HomeMy WebLinkAboutARB201100125 Review Comments Preliminary Site Plan 2011-12-27ARCHITECTURAL REVIEW BOARD STAFF REPORT Project # /Name ARB- 2011 -125: Homewood Suites Review Type Preliminary Review of a Site Development Plan Parcel Identification Tax Map 61, Parcel 120 Location 721 Rio Road West, on the south side of Rio Road, approximately 300' west of Rt. 29 Zoned Highway Commercial (HC), Entrance Corridor (EC) Owner /Applicant Martha Jefferson Hospital/NBJ Architecture (Neil Bhatt) Magisterial District Rio Proposal To construct a 4- story, 137 -room hotel with associated site improvements. Context The site is located in the heavily developed commercial area near the intersection of Route 29 and Rio Road. A large storage warehouse previously occupied by the Phillips Rentals company stands on the site. The Merchant's Tire /Auto store is located on the parcel to the east and a brick -faced retail store /storage warehouse is located on the parcel to the west. One -story commercial buildings are located across Rio Road to the north. Visibility The site falls within the Rio Road EC. Approximately the eastern half of the site falls within the Route 29 EC. The proposed hotel will be readily visible from the Rio Road Entrance Corridor. It will also be visible from various vantage points between and above buildings along the Route 29 Entrance Corridor, and from Route 29 at the Rio Road intersection. ARB Meeting Date January 3, 2012 Staff Contact Margaret Maliszewski PROJECT HISTORY DATE APPLICATION/REVIEW TYPE RESULT 1965 - County real estate records indicate that the existing building on site was constructed in 1965. July 1, 2008 ARB- 2008 -79 Two "Pro - Build" wall signs approved for the existing building. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION Structure design 9 Building forms and features, including roofs, The following features of the proposed Revise the black/white windows, doors, materials, colors and textures should design help make the hotel compatible architectural elevations to be compatible with the forms and features of the with the historic buildings of the area: clearly delineate materials. significant historic buildings in the area, exemplified the use of earth -tone brick; the division by (but not limited to) the buildings described in of walls into a base /middle /top; the Revise the black/white Appendix A [of the design guidelines]. The standard detailing of the cornice and the base. elevations to show Van of compatibility can be met through scale, materials, Dyke tan colored EIFS at and forms which may be embodied in architecture Brick is the primary building material, the 3rd story of the west which is contemporary as well as traditional. The but a substantial amount of Dryvit elevation. replication of important historic sites in Albemarle (EIFS) is also proposed. County is not the objective of these guidelines. Materials are not clearly delineated on the black/white architectural elevations. The black/white west elevation shows white EIFS at the 3rd story; the color elevations show Van Dyke tan in that location. The tan color is more appropriate. 10 Buildings should relate to their site and the The proposed hotel is taller and has a None. surrounding context of buildings. larger footprint than the existing buildings in the immediate vicinity, but 11 The overall design of buildings should have human scale. Scale should be integral to the building and site all of those buildings predate the design. establishment of the Entrance Corridor. 16 Window glass in the Entrance Corridors should not be The type of window glass proposed for Indicate on the drawings the highly tinted or highly reflective. Reflectance off the the hotel is not identified on the type of window glass outside pane of glass should be kept below 7%. drawings. proposed for the hotel. Specifications on the proposed window glass and Provide specs confirming samples of tinted window glass should be submitted that reflectance off the with the application for final review. outside pane will be less than 7%. If tinted glass is proposed, provide a sample for review. Only minimal tints will be approved. Accessory structures and equipment 17 Accessory structures and equipment should be A dumpster and storage building are The design of the dumpster integrated into the overall plan of development and proposed at the south end of the screen and the storage shed shall, to the extent possible, be compatible with the western travelway. Although the shall be coordinated with building designs used on the site. distance from the EC will help limit the design of the hotel visibility, the dumpster surround and building. Provide dumpster the storage building should be screen and storage building coordinated with the hotel building. details on the plan, The design details were not included in including identification of the submittal. materials and colors. 18 The following should be located to eliminate visibility Mechanical equipment will be located Indicate on the roof plan the from the Entrance Corridor street. If, after appropriate on the roof of the hotel. Equipment locations of all roof - siting, these features will still have a negative visual heights have not been identified, but mounted equipment. impact on the Entrance Corridor street, screening they are needed to determine visibility. Indicate equipment heights should be provided to eliminate visibility. and show on the plan how a. Loading areas, equipment will be screened b. Service areas, from view. c. Refuse areas, d. Storage areas, e. Mechanical equipment, f. Above - ground utilities, and g. Chain link fence, barbed wire, razor wire, and similar security fencing devices. 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist of: a. Walls, b. Plantings, and c. Fencing. 21 The following note should be added to the site plan and The note does not appear on the plans. Add the following note to the architectural plan: "Visibility of all mechanical both the architectural and equipment from the Entrance Corridor shall be the site plans: "Visibility of eliminated." all mechanical equipment from the Entrance Corridor shall be eliminated." Lighting No lighting has been proposed at this Provide a lighting plan that time. shows all proposed ground - and building- mounted lights. Ensure that all EC lighting guidelines have been met. Landscaping 32 Landscaping along the frontage of Entrance Corridor • Tree and shrub species are not Revise the landscape plan to streets should include the following: identified on the plan. meet EC Guidelines. a. Large shade trees should be planted parallel to the • EC trees are not provided at 3'/2" Entrance Corridor Street. Such trees should be at caliper. Provide all plants on site. least 3'/2 inches caliper (measured 6 inches above the • EC trees are not spaced at 35' on ground) and should be of a plant species common to center. Provide all trees at sizes the area. Such trees should be located at least every • Proposed EC trees are medium in indicated in the EC 35 feet on center. size, but large trees are required. Guidelines. If utilities will b. Flowering ornamental trees of a species common to • No ornamental trees have been conflict with the mature the area should be interspersed among the trees proposed along the EC frontage. growth of trees, extend required by the preceding paragraph. The ornamental . Some shrubs proposed along the planting areas to avoid trees need not alternate one for one with the large EC are shown off -site in the right- conflicts. Indicate the height shade trees. They may be planted among the large of -way. of overhead utility lines. shade trees in a less regular spacing pattern. • Overhead utility lines run along the c. In situations where appropriate, a three or four Rio Road frontage. This is a Include plan species names board fence or low stone wall, typical of the area, potential conflict for trees in the in the landscape schedule. should align the frontage of the Entrance Corridor street. planting island in this location. d. An area of sufficient width to accommodate the foregoing plantings and fencing should be reserved parallel to the Entrance Corridor street, and exclusive of road right -of -way and utility easements. 35 Landscaping of parking areas: • Large trees are not consistently Revise the landscape plan to a. Large trees should align the perimeter of parking provided along perimeter parking meet EC Guidelines. areas, located 40 feet on center. Trees should be areas. planted in the interior of parking areas at the rate of • 24" is not identified as the one tree for every 10 parking spaces provided and minimum shrub size. should be evenly distributed throughout the interior of the parking area. b. Trees required by the preceding paragraph should measure 21 /z inches caliper (measured six inches above the ground); should be evenly spaced; and should be of a species common to the area. Such trees should be planted in planters or medians sufficiently large to maintain the health of the tree and shall be protected by curbing. c. Shrubs should be provided as necessary to minimize the parking area's impact on Entrance Corridor streets. Shrubs should measure 24 inches in height. 37 Plant species: Plant species are not identified. Include plant names a. Plant species required should be as approved by (common and scientific) in the Staff based upon but not limited to the Generic the landscape schedule. Landscape Plan Recommended Species List and Native Plants for Virginia Landscapes (Appendix D). 38 Plant health: The note does not appear on the plan. Add the following note to The following note should be added to the landscape the plan: "All site plantings plan: "All site plantings of trees and shrubs shall be of trees and shrubs shall be allowed to reach, and be maintained at, mature allowed to reach, and be height; the topping of trees is prohibited. Shrubs and maintained at, mature trees shall be pruned minimally and only to support height; the topping of trees the overall health of the plant." is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant." Development pattern 39 The relationship of buildings and other structures to A sidewalk exists along Rio Road, but Show on the plan the the Entrance Corridor street and to other development it does not appear on the plan. sidewalk along Rio Road. within the corridor should be as follows: a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks should guide the layout of the site. Signs Wall signs are shown on the north, east Provide details on the wall and west elevations. As currently signs for review. illustrated, the proposed wall sign height exceeds the maximum allowed At the current time, by ordinance. maximum wall sign height is 30'. Details on the proposed signs have not been submitted for review. The sign includes a logo. The proposed color, location and illumination of the logo are potential issues. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. General architectural design and proposed materials /colors 2. Building scale 3. General landscape design Staff offers the following comments on the preliminary plan: 1. Revise the black/white architectural elevations to clearly delineate materials. 2. Revise the black/white elevations to show Van Dyke tan colored EIFS at the 3rd story of the west elevation. 3. Indicate on the drawings the type of window glass proposed for the hotel. Provide specs confirming that reflectance off the outside pane will be less than 7 %. If tinted glass is proposed, provide a sample for review. Only minimal tints will be approved. 4. The design of the dumpster screen and the storage shed shall be coordinated with the design of the hotel building. Provide dumpster screen and storage building details on the plan, including identification of materials and colors. 5. Indicate on the roof plan the locations of all roof - mounted equipment. Indicate equipment heights and show on the plan how equipment will be screened from view. 6. Add the following note to both the architectural and the site plans: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 7. Provide a lighting plan that shows all proposed ground- and building- mounted lights. Ensure that all EC lighting guidelines have been met. 8. Revise the landscape plan to meet EC Guidelines. 9. Provide all plants on site. 10. Provide all trees at sizes indicated in the EC Guidelines. If utilities will conflict with the mature growth of trees, extend planting areas to avoid conflicts. Indicate the height of overhead utility lines. 11. Include plant names (common and scientific) in the landscape schedule. 12. 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." 13. Show on the plan the sidewalk along Rio Road. 14. Provide details on the wall signs for review. Note that at the current time, maximum wall sign height is 30'. 7 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date /Revision Date - Homewood Suites by Hilton, Charlottesville, VA (11 x 17 color elevations) - - Site photo views - C1 Cover 11 -17 -2011 C2 Existing Conditions 11 -17 -2011 C3 Layout & Utility Plan 11 -17 -2011 C4 Grading Plan 11 -17 -2011 C5 Landscape Plan 11 -17 -2011 A100 Cover Sheet November 21, 2011 A401 -405 Floor plans November 21, 2011 A406 Roof Plan November 21, 2011 A501 Building Elevations November 21, 2011 Materials /colors sample board