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HomeMy WebLinkAboutARB201200020 Review Comments Minor Amendment 2012-02-29ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB- 2012 -20: Stonefield Town Center Building and Site Lighting Review Type Amendment to a Certificate of Appropriateness 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 (Chris Haine) Magisterial District Jack Jouett Proposal To install building and site lighting in the Stonefield Town Center. 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. Illumination of the site will likely be visible for distances along both corridors. ARB Meeting Date March 5, 2012 Staff Contact Margaret Maliszewski PROJECT HISTORY DATE REVIEW TYPE TOPIC 10/17/2011 ARB- 2011 -112: The ARB approved the town center development with conditions, including the following Stonefield Town conditions related to lighting: Center 1. Omit lighting from the site plan and return for a site plan amendment (and ARB review) later, addressing all lighting issues, including but not limited to the following: a) Be sure to include sheets LT12 — LT19 as part of the final site plan set. b) 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. c) 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. d) 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. e) 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). f) Eliminate uplighting mounted on canopies within 200' of Rt. 29. Summary of lighting proposal: Following is a summary of the numerous fixture types and locations proposed in the town center. • Trees lining interior streets are illuminated with two LED uplights (YB). The applicant indicates that these are equivalent to a 39 -watt metal halide spot lamp. • Most of the stone walls in the development are illuminated by uplights (XC -3 and XT), including the east and south elevations of Building Al. • Most of the pilasters have wall sconces (XY, XK, XR, XP, XM, XN) or uplights (YC). Distance between pilasters is typically approximately 15' or 20'. • Many bays of the buildings are fitted with canopies or awnings. o Canopies have downlights (XJ); some canopies that are situated beyond 200' from the EC also have uplights (XI, XS, XC -4) aimed at the wall area above the canopy. The XI fixture is an LED fixture. Its output in 4' is equivalent to 1/6 of the output of a standard 32 -watt T8 fluorescent lamp. • Some awnings are illuminated from above by arm- mounted fixtures (XV). • Illuminated signs may also be proposed in some of the areas above the canopies /awnings. • Half of the green screens are up -lit by ground- mounted fixtures (XC -3). The ivy green screens on the east and south elevations of Al are lit from above (XC -1). • Some blank wall areas are illuminated by XL wall pack fixtures: west Al, north B2, south C1 -2, south C1 -3, north B3, south A4, south A3. • XL -1 fixtures are located over many of the service doors (south and east Al, north B2, south C1 -2 and C1 -3, north B1 and B3, south A3, A4, and A5). • Emergency fixtures (B and C) are proposed over all storefront entrances and over some service doors. They are LED fixtures that provide the code required 1 fc 10' out from the exit door, which is approximately equivalent to a 20 -watt PAR metal halide lamp. NOTE: See the "ARB Elevations" key plan at the end of this report. Architectural elevations reviewed by the ARB are outlined in red. This report addresses lighting proposed for only those elevations. Note that the ARB has previously indicated that ARB review of wall signs along Bond Street (previously Main Street) is not required. 3 ANALYSIS COMMENTS ISSUE RECOMMENDATION Lighting conditions from the 10/17/2011 ARB action Omit lighting from the site plan and The current submittal satisfies these requirements. None. return for a site plan amendment (and ARB review) later, addressing all lighting issues, including but not limited to the following: a) Be sure to include sheets LT12 — LT19 as part of the final site plan set. b) Include the illumination emitted Illumination emitted from wall- mounted fixtures that emit None. from all wall- mounted fixtures 3000 lumens or more is included in the photometric that emit 3000 lumens or more calculations. Those fixtures are all full cutoff fixtures and in the photometrics, ensure that all fixture cut sheets are included in the amendment plan they are full cutoff fixtures, and set. be sure to include their cut sheets as part of the final site plan set. c) Indicate in the lighting schedule The note regarding the downward oriented position is None. that the XV fixtures will be included on the cut sheet. 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. d) Revise the fixture schedule to The XH fixture has been deleted from the proposal. The None. indicate the XB and XH fixtures lighting schedule notes the XB fixture and the XA and XB as bronze, not silver. Revise the poles as bronze. color note to indicate that XA, XB and XH fixtures and poles are to be bronze. e) Include the Hyatt building The Hyatt fixtures are included in the schedule and None. mounted light fixtures in the photometrics. The XSW2 fixture is a full cutoff fixture. The town center submittal. Indicate XRC1 spec does not include the convex glass lens. a flat lens for the XRC 1 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). f) Eliminate uplighting mounted No canopy- mounted uplights are proposed within 200' of None. on canopies within 200' of Rt. Rt. 29. 29. Lighting Guidelines 23 Light should be shielded, recessed All fixture emitting 3000 lumens or more are full cutoff Question for the ARB: or flush - mounted to eliminate glare. fixtures. All fixtures with lamps emitting Are the XK unshielded 3000 lumens or more must be full The XK and XR fixtures are not shielded and could create fixtures on Al appropriate cutoff fixtures. glare. They are proposed on the pilasters in the following for the EC? locations: south and east elevations of C1 -2 and west and 31b Where used for decorative effect, north elevations of Al. Given the distance from the EC, outdoor light fixtures shall: glare is not expected to be a concern for the fixtures on C1- b. be shielded and focused to 2. Al is adjacent to both ECs, so glare would be more of an eliminate glare. Glare control shall issue in that location, but the unshielded fixtures are located be achieved primarily through the on the northwest corner of the building, not directly use of such means as cutoff adjacent to the EC. fixtures, shields and baffles, and appropriate application of mounting height, wattage, aiming angle, fixture placement, etc. 24 Light levels exceeding 30 There are a few locations where parking lot light levels None. footcandles are not appropriate for exceed 20 footcandles. The maximum reached is 27.3 at the display lots in the Entrance Hyatt entrance. There is a high of 22 fc in the B parking lot, Corridors. Lower light levels will 25.1 fc just north of Building Al, and 22 fc at the west end apply to most other uses in the of the A parking lot. These small areas of increased Entrance Corridors. illumination aren't expected to have a negative impact.. 28 In determining the appropriateness of lighting fixtures for the Entrance The character of illumination in the immediate vicinity of the town center varies. Across Rt. 29 to the east is the K- Questions for the ARB: Corridors, the individual context of Mart and Seminole Square shopping centers with large Is the proposed the site will be taken into illuminated parking lots. To the north is Sperry, also with illumination at the consideration on a case by case large illuminated parking lots. Gas stations with illuminated northwest corner of basis. fuel pump canopies are located on the south corners of the A I appropriate for the EC? 29/Hydraulic intersection. Mixed uses, including residential 30 Light used for decorative effect with lower levels of illumination, are found along the south Is the illumination of the shall: side of Hydraulic, and along Commonwealth Drive. It is stone and brick walls on a. be compatible with the character anticipated that the town center will appear more brightly lit the south and east of the Entrance Corridor. than all of the surrounding development. This will be due to elevations of Al Compatibility of exterior lighting the combination of parking lot lights, the quantity of appropriate for the EC? and lighting fixtures is assessed in fixtures proposed at each building, and the number of terms of design, use, size, scale, buildings located in close proximity to each other. Is the illumination of the color, and brightness. west elevation of C1 -3 Regarding "use" in 30a, the ARB has typically not approved appropriate for the EC? b. impact only the immediate site. accent lighting (illumination simply for the purpose of The effect of the illumination lighting up a building), noting that this type of lighting can Is the illumination of should not be discernible from act as a form of signage and can lead to ever - increasing stone walls throughout the distances along the Entrance levels of illumination along the ECs. Lights have been center appropriate? Corridor. mostly limited to those needed for safety /security. A significant amount of accent lighting is proposed for the Is the uplighting of the 31 Where used for decorative effect, town center. (See "Summary of Lighting Proposal" above.) green screens appropriate? outdoor light fixtures shall: f. be of a number that is compatible Regarding color, proposed pole light color is bronze, as Is the amount of accent with the scale of the object and the requested by the ARB. Proposed wall fixture colors are lighting proposed in the development to be illuminated, primarily bronze, white and silver. Those colors are overall town center such that the light emitted will not expected to blend well with the approved building colors. appropriate for the EC? over - illuminate or overpower the site, as determined by the ARB. Regarding size /scale, those issues related to the parking lot Is the combined amount of pole lights were resolved in previous reviews. illumination proposed throughout the center Regarding brightness of individual fixtures, see 31d, below. appropriate? Regarding over - illumination of buildings, the B 1, A3 and A5 building elevations that front the ECs do not appear to have an excessive number of light fixtures and are not expected to appear overly bright. The northwest corner of Al may appear bright, but this is the location of the store entrance. The south and east elevations of Al include expanses of illuminated stone walls. Assuming the concept of illuminating the stone walls is acceptable, the XC -3 fixtures, combined with the proposed landscaping, are not expected to appear inappropriate. A number of light fixtures are proposed for the north end of the west elevation of Cl -3, but that building is located approximately 300' from the EC, so the impact will be somewhat reduced. The quantities of XC3 fixtures used at the green screens and XT fixtures used at some of the stone walls do not appear to be excessive. It is anticipated that internally illuminated signs will be proposed for locations above canopies /awnings. Light fixtures are also proposed for some of those locations. (An application for a Comprehensive Sign Review for the Stonefield Town Center was recently received.) It is anticipated that the combined site and building illumination for the overall town center will be discernible from some distance along both corridors. 31a Where used for decorative effect, A note on the plan indicates that the fixtures will be None. outdoor light fixtures shall: extinguished at 11:00 PM. a. be equipped with automatic timing devices and shall be extinguished between the hours of 11:00 p.m. and dawn. 31c Where used for decorative effect, Based on conversations with the applicant regarding the None. outdoor light fixtures shall: proposed fixtures, it is anticipated that illumination from c. be cutoff luminaires, aimed so as the fixtures aimed at architectural features will not spill not to project their output beyond beyond those features. the objects intended to be illuminated; or non - cutoff luminaires, equipped with glare shields, visors, barn doors, and/or other similar shielding accessories as required to meet the following criteria: Light distribution from all lighting installations shall be cut- off at all angles beyond those required to restrict direct illumination to within the perimeter of the landscape feature being illuminated. 31d Where used for decorative effect, Fixtures exceeding 3000 lumens (not including parking lot Reduce the wattage of the outdoor light fixtures shall: pole lights) include: lamps in the XL and XV d. never exceed 3,000 lumens. • XL — a 70 -watt metal halide wall pack found on the metal halide fixtures to Further restrictions on lumens may north elevation of B3, north B2, west Al, south C1 -2, less than 40 watts. be imposed by the ARB. south C1 -3, south A4, and south A3. The bays of the elevations where these fixtures are proposed are typically blank. • XV — a 70 -watt metal halide fixture with a lamp mounted on an extended arm found on the south side of B2. Me Where used for decorative effect, A note on the plan indicates that the proposed fixtures will None. outdoor light fixtures shall: not be modified to reflect seasonal colors. e. not be modified to reflect seasonal colors. SUMMARY OF RECOMMENDATIONS Some consider lighting, including accent lighting on architectural features, to be an important tool for establishing ambiance, a feeling of safety, a welcoming atmosphere, and an animated environment. These purposes are not necessarily inconsistent with the EC Guidelines if over - illumination can be avoided. Fixture quantity, shielding and intensity are factors that can contribute to over - illumination. These factors are addressed through the analysis of the guidelines in the table above. Even after the guidelines analysis, it is difficult to know exactly what the visual impact of the combined site and building illumination will be and from what distance on the corridors the illumination will be noticed. Potential areas of concern have been identified in the analysis, and they are summarized in the following questions for the ARB. Questions for discussion: 1. Are the unshielded fixtures on Al appropriate for the EC? 2. Is the proposed illumination at the northwest corner of A 1 appropriate for the EC? 3. Is the illumination of the stone and brick walls on the south and east elevations of Al appropriate for the EC? 4. Is the illumination of the west elevation of C1 -3 appropriate for the EC? 5. Is the illumination of stone walls throughout the center appropriate? 6. Is the uplighting of the green screens appropriate? 7. Is the amount of accent lighting proposed in the overall town center appropriate for the EC? 8. Is the combined amount of illumination proposed throughout the center appropriate? Staff recommends the following revisions to the lighting proposal: 1. Reduce the wattage of the lamps in the XL and XV metal halide fixtures to less than 40 watts. 9 Table 1: This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/ Revision Date Sheet # A Drawing Name Drawing Date/ Revision Date LT1 Overall Site Plan (Lighting) 2/7/2012 LT17 Lighting Fixture Details 2/7/2012 LT2 I Enlarged Site Plan (Lighting) 2/7/2012 LT18 Lighting Fixture Details 2/7/2012 LT3 Enlarged Site Plan (Lighting) 2/7/2012 LT19 Lighting Fixture Details 2/7/2012 LT4 Enlarged Site Plan (Lighting) 2/7/2012 LT20 Lighting Fixture Details 2/7/2012 LT5 Enlarged Site Plan (Lighting) 2/7/2012 LT21 Lighting Fixture Details 2/7/2012 LT6 Enlarged Site Plan (Lighting) 2/7/2012 LT22 Lighting Fixture Details 2/7/2012 LT7 Enlarged Site Plan (Lighting) 2/7/2012 A302 -A1 Exterior Elevations — Lighting 12/16/2011 LT8 Enlarged Site Plan (Lighting) 2/7/2012 A302 -A3 Exterior Elevations — Lighting 12/16/2011 LT9 Enlarged Site Plan (Lighting) 2/7/2012 A302 -A4 Exterior Elevations — Lighting 12/16/2011 LT10 Enlarged Site Plan (Lighting) 2/7/2012 A302 -A5 Exterior Elevations — Lighting 12/16/2011 LT11 Enlarged Site Plan (Lighting) 2/7/2012 A302 -B1 Exterior Elevations — Lighting 12/16/2011 LT12 Lighting Fixture Details 2/7/2012 A302 -B2 Exterior Elevations — Lighting 12/16/2011 LT13 Lighting Fixture Details 2/7/2012 A302 -B3 Exterior Elevations — Lighting 12/16/2011 LT14 Lighting Fixture Details 2/7/2012 A302 -C1 -2 Exterior Elevations — Lighting 12/16/2011 LT15 Lighting Fixture Details 2/7/2012 A302 -C1 -3 Exterior Elevations — Lighting 12/16/2011 LT16 Lighting Fixture Details 2/7/2012 A302 -C2 -2 Exterior Elevations - Lighting 12/16/2011 Table 2: Lumen/Wattage Equivalents 10 Lamp Type Wattage 3000 lumens = NOTE: Fixtures that are not full cutoff must emit less than 3000 lumens. 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