HomeMy WebLinkAboutARB201600048 Staff Report 2016-05-09ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB -2016-48: Staybridge Suites at Hollymead Town Center
Review Type
Conceptual/Advisory Review of a site plan and architectural design
Parcel Identification
032000000041 QO
Location
At the northeast corner of the intersection of Timberwood Blvd. and Meeting Street
Zoned
Planned Development Mixed Commercial (PDMC)/Entrance Corridor (EC)
Owner/Applicant
LTD Hollymead LLC/NBJ Architecture (Neil Bhatt)
Magisterial District
Rio
Proposal
To construct a 5 -story, 84,313 sf hotel with associated site improvements.
Context
Property immediately surrounding the subject parcel is vacant but is part of the mixed use Hollymead Town Center
development. Across the traffic circle to the west is Rosewood Village. TO the east is the heavily developed
commercial corridor along Rt. 29.
Visibility
The hotel is proposed to be located approximately 1000' from the EC at its closest point. This distance will limit the
visibility of architectural detail, but the building mass, height, and colors will be visible. Buildings currently line the
EC frontage north of Timberwood Blvd. to Airport Road. These buildings will limit visibility of the hotel for
southbound traffic, though a glimpse of the hotel above and beyond the buildings may be available between the CVS
and the Seminole Commons shopping center. Eventually, buildings constructed north of Target will also limit some
visibility.
ARB Meeting Date
May 16, 2016
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
He ARB has reviewed no applications for this particular parcel, but has reviewed much of the Hollymead Town Center development. The applicant
contacted staff in December 2015 regarding this project, particularly regarding the building height, grading and retaining walls. The applicant was
informed that a 5 -story structure would have to meet all EC guidelines and the development would have to meet the requirements of the Code of
Development. A pre -application conference was recommended.
ANALYSIS
REF
GUIDELINE
ISSUE
RECOMMENDATION
Purpose
1
The goal of the regulation of the design of development
The proposed hotel design does not have a
See recommendations
within the designated Entrance Corridors is to insure that
discernable tie to the historic architecture of the
under #9 and #32.
new development within the corridors reflects the
area, but with appropriate materials, colors and
traditional architecture of the area. Therefore, it is the
detailing, it could promote orderly development
purpose of ARB review and of these Guidelines, that
along the EC.
proposed development within the designated Entrance
Corridors reflect elements of design characteristic of the
significant historical landmarks, buildings, and structures
of the Charlottesville and Albemarle area, and to promote
orderly and attractive development within these corridors.
Applicants should note that replication of historic structures
is neither required nor desired.
2
Visitors to the significant historical sites in the
Proposed landscaping was not included in the
Charlottesville and Albemarle area experience these sites as
conceptual plan, but careful landscaping will be
ensembles of buildings, land, and vegetation. In order to
required to help integrate the hotel and the
accomplish the integration of buildings, land, and
retaining walls into the surroundings.
vegetation characteristic of these sites, the Guidelines
require attention to four primary factors: compatibility with
significant historic sites in the area; the character of the
Entrance Corridor; site development and layout; and
landscaping.
Compatibility with significant historic sites:
3
New structures and substantial additions to existing
The proposed hotel design does not have a strong
See recommendations
structures should respect the traditions of the architecture
tie to the traditional architecture of the area.
under #9.
of historically significant buildings in the Charlottesville
However, the use of masonry at the base of the
and Albemarle area. Photographs of historic buildings in
building and the breaking down of the mass of the
the area, as well as drawings of architectural features,
building into a series of bays are features found in
which provide important examples of this tradition are
local historic buildings.
contained in Appendix A.
4
The examples contained in Appendix A should be used as a
The proposed hotel is clearly contemporary in
guide for building design: the standard of compatibility
style. The masonry base and the cornice at the top
with the area's historic structures is not intended to impose
of the entrance bay are consistent with historic
a rigid design solution for new development. Replication of
architecture.
the design of the important historic sites in the area is
neither intended nor desired. The Guideline's standard of
compatibility can be met through building scale, materials,
and forms which may be embodied in architecture which is
contemporary as well as traditional. The Guidelines allow
individuality in design to accommodate varying tastes as
well as special functional requirements.
Compatibility with the character of the Entrance Corridor
5
It is also an important objective of the Guidelines to
The proposed hotel is consistent in general form
See recommendations
establish a pattern of compatible architectural
with the Rosewood Village building located across
under #9.
characteristics throughout the Entrance Corridor in order to
the traffic circle to the west. Both buildings are L -
achieve unity and coherence. Building designs should
shaped, their lengths are broken down into
demonstrate sensitivity to other nearby structures within the
projecting and set back bays, and varying colors
Entrance Corridor. Where a designated corridor is
are used to distinguish the bays. Rosewood Village,
substantially developed, these Guidelines require striking a
however, appears to be 3 stories tall as viewed
careful balance between harmonizing new development
from the EC. The hotel, at 5 stories, will appear
with the existing character of the corridor and achieving
significantly taller.
compatibility with the significant historic sites in the area.
10
Buildings should relate to their site and the surrounding
context of buildings.
Structure design
9
Building forms and features, including roofs, windows,
The proposed hotel design is contemporary in
Provide material samples/
doors, materials, colors and textures should be compatible
style. It incorporates very few references to the
colors for review.
with the forms and features of the significant historic
historic architecture of the area, but the material
buildings in the area, exemplified by (but not limited to) the
distribution does establish a base, middle and top
Provide additional
buildings described in Appendix A [of the design
for the building, which is a historic pattern.
information (photos of
guidelines]. The standard of compatibility can be met
existing examples, etc.) to
through scale, materials, and forms which may be
At 5 stories tall (56' 2" to the top of the main
show how the standing
embodied in architecture which is contemporary as well as
building and 61' 6" to the top of the entrance bay)
seam metal will have an
traditional. The replication of important historic sites in
and over 84,000 sf, the building scale is large. The
appropriate appearance.
Albemarle County is not the objective of these guidelines.
building will be viewed at a distance. The finished
floor elevation raised above the EC and the
Coordinate the plans and
proposed colors are expected to make the building
elevations regarding the
obvious in the development. Materials are
location of building bays
identified on the drawings, but samples are needed
and their projections.
to better determine potential impacts.
Provide perspective
Standing seam metal is proposed as a facing
views showing the hotel
material for the top floor of some of the building
in its proposed location as
bays. Although a change of material in this location
viewed from the EC
is a positive addition in that it establishes a "top"
(corresponding to photos
for the building, this is a non-traditional application
1, 2 and 3 in the
of the material. Photos of hotels with the same
applicant's submittal).
treatment would be useful to better understand the
visual impacts.
The building elevations don't appear to match the
floor plan exactly regarding bay widths and
proj ections.
Perspective views showing the hotel in its proposed
location as viewed from the EC (corresponding to
photos 1, 2 and 3 in the applicant's submittal)
would be helpful in determining impacts.
11
The overall design of buildings should have human scale.
The use of masonry for the full first story may not
See recommendations
Scale should be integral to the building and site design.
help significantly with establishing human scale at
under #12.
a pedestrian level (a traditional water table could
help with this), but the distribution of materials
(masonry at the full first story and partial second
story, fiber cement panels for the second, third and
fourth stories, and metal at the fifth story), the L -
shape of the building, and the use of projecting
bays all help break down the mass of the building
as it will be viewed from the EC. The colors of the
building materials could contribute to the large
perceived scale.
12
Architecture proposed within the Entrance Corridor should
The shade of red and its use on some of the tallest
Reconsider the
use forms, shapes, scale, and materials to create a cohesive
building bays — bays that have no traditional "top"
distribution of materials
whole.
— makes those bays stand out visually from the rest
and colors to establish a
of the building. The entrance bay has height,
more cohesive whole for
detailing, varying window design, and a port
the building itself and for
cochere signifying its special function, but its third
the overall development.
through fifth stories are faced with beige EIFS, a
Eliminate colors that will
material better suited to secondary (or lesser) parts
make the building stand
of the building.
out in the landscape.
13
Any appearance of "blankness" resulting from building
The end bays of the building appear to incorporate
Provide perspective
design should be relieved using design detail or vegetation,
large expanses of wall area that are only relieved
views showing the hotel
or both.
by the scoring of the fiber cement panels. The
in its proposed location as
distance from the EC may mitigate some of this
viewed from the EC
impact. Perspective views could help clarify the
(corresponding to photos
impact.
1, 2 and 3 in the
applicant's submittal).
Consider adding
architectural detail at the
end bays.
14
Arcades, colonnades, or other architectural connecting
No architectural devices are proposed to physically
None.
devices should be used to unify groups of buildings within
connect this building to others in the development.
a development.
15
Trademark buildings and related features should be
An internet search of Staybridge images showed a
See recommendations
modified to meet the requirements of the Guidelines.
stone base on many of the hotels, as is proposed
elsewhere in this report.
here. Many examples also showed gables at the
tops of some of the projecting building bays. The
gables are not part of this proposal. Consequently,
it appears that the proposal includes trademark
elements, but some modifications to the standard
design may have been, or can be, made.
16
Window glass in the Entrance Corridors should not be highly
The window glass note will be needed on the
Add the standard window
tinted or highly reflective. Window glass in the Entrance
drawings.
glass note to the
Corridors should meet the following criteria: Visible light
drawings.
transmittance (VLT) shall not drop below 40%. Visible
light reflectance (VLR) shall not exceed 30%.
Specifications on the proposed window glass should be
submitted with the application for final review.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated
HVAC units are proposed beneath the windows.
Specify on the elevation
into the overall plan of development and shall, to the extent
The color rendering shows them as dark gray
drawings the color
possible, be compatible with the building designs used on
(though the color is not specified) against a lighter
proposed for the HVAC
the site.
gray wall. This color contrast emphasizes the
equipment, but from a distance the units are not
units below the windows.
18
The following should be located to eliminate visibility from
the Entrance Corridor street. If, after appropriate siting, these
likely to be identified as mechanical equipment.
Show the location of all
features will still have a negative visual impact on the
mechanical equipment,
Entrance Corridor street, screening should be provided to
Other mechanical equipment is not shown on the
including equipment
eliminate visibility. a. Loading areas, b. Service areas, c.
drawings, but locations and sizes are needed
associated with elevators,
Refuse areas, d. Storage areas, e. Mechanical equipment,
(including equipment associated with elevators) to
on the plans. Show how
f. Above -ground utilities, and g. Chain link fence, barbed
determine impacts.
visibility of the
wire, razor wire, and similar security fencing devices.
equipment will be
eliminated from the EC.
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.
20
Surface runoff structures and detention ponds should be
No new stormwater facilities are shown on the
None at this time.
designed to fit into the natural topography to avoid the need
plan.
for screening. When visible from the Entrance Corridor
street, these features must be fully integrated into the
landscape. They should not have the appearance of
engineered features.
21
The following note should be added to the site plan and the
The note is needed on the plan.
Add the standard
architectural plan: "Visibility of all mechanical equipment
mechanical equipment
from the Entrance Corridor shall be eliminated."
note to the plan.
22-
Lighting
No lighting is shown on the concept plan. The
Provide a complete
31
parking lot is located on the EC side of the hotel.
lighting plan for review.
This location, and the raised elevation of the site
Clarify on the plan that
(above the elevation of the EC) will make the
there is no illumination
illumination from the parking lot lights visible
associated with the top
from the EC.
cornice of the entrance
bay. Limit illumination
Details on the "cornice" of the entrance bay and the
levels under the porte
porte cochere, including any illumination
cochere and related
associated with these features, should be provided
elements to 20 fc
for review. Illumination of the top cornice would
maximum. Include all
not be appropriate for the EC. Illumination under
building mounted lights
the porte cochere and related elements should not
in the lighting plan.
exceed 20 fc.
32-
Landscaping
No landscaping is shown on the concept plan, but
Provide a complete
38
the site layout may not allow for sufficient planting
landscape plan for
area in the following locations: along the parking
review. Provide sufficient
lot at the top of the retaining walls (large shade
planting area at the top of
trees required), planting between the retaining
the retaining walls for
walls, and at the interior of the parking lot (to
large shade trees,
achieve an even distribution of trees).
between the retaining
walls for planting to
mitigate the impacts of
the tall walls, and at the
interior of the parking lot
for even distribution of
trees.
Development paftern
6
Site development should be sensitive to the existing natural
The site is already graded and no trees remain. The
See the other
landscape and should contribute to the creation of an
distance from the site to the EC might mitigate
recommendations in this
organized development plan. This may be accomplished, to
some impacts, but the 5 -story building at its raised
report regarding building
the extent practical, by preserving the trees and rolling
elevation will emphasize the scale.
scale, materials and
terrain typical of the area; planting new trees along streets
colors.
and pedestrian ways and choosing species that reflect
Any plan for this parcel must meet the
native forest elements; insuring that any grading will blend
requirements of the Code of Development. Specific
Revise the plan as
into the surrounding topography thereby creating a
direction on pages 14, 20, 25, and 28 of the Code is
necessary to meet the
continuous landscape; preserving, to the extent practical,
important regarding building size and location. It
requirements of the Code
existing significant river and stream valleys which may be
appears that changes will be needed regarding
of Development. A pre -
located on the site and integrating these features into the
build -to line, relation of building to sidewalk, and
application meeting is
design of surrounding development; and limiting the
maximum square footage. Some flexibility may be
recommended.
building mass and height to a scale that does not overpower
possible, but should not be assumed.
the natural settings of the site, or the Entrance Corridor.
39
The relationship of buildings and other structures to the
An existing road network is in place.
Entrance Corridor street and to other development within
the corridor should be as follows:
The hotel appears to be oriented almost parallel to
a. An organized pattern of roads, service lanes, bike paths,
the EC. The parking lot is located on the EC side of
and pedestrian walks should guide the layout of the site.
the building.
b. In general, buildings fronting the Entrance Corridor
street should be parallel to the street. Building groupings
Sidewalks are shown on the Meeting Street and
should be arranged to parallel the Entrance Corridor street.
Timberwood Blvd. sides of the parcel.
c. Provisions should be made for connections to adjacent
pedestrian and vehicular circulation systems.
The site has already been graded. A pocket park is
d. Open spaces should be tied into surrounding areas to
shown at the southeast corner of the parcel.
provide continuity within the Entrance Corridor.
e. If significant natural features exist on the site (including
Currently, there is an open view from the EC to the
creek valleys, steep slopes, significant trees or rock
site, with the sky as a backdrop. With this proposal,
outcroppings), to the extent practical, then such natural
a five -story building will occupy the elevated site
features should be reflected in the site layout. If the
and close some of the view. Trees will be needed to
provisions of Section 32.5.6.n of the Albemarle County
help integrate the building into the surroundings.
Zoning Ordinance apply, then improvements required by
that section should be located so as to maximize the use of
existing features in screening such improvements from
Entrance Corridor streets.
f. The placement of structures on the site should respect
existing views and vistas on and around the site.
Site Gradin
40
Site grading should maintain the basic relationship of the site
There is a 25' change in grade across this parcel. A
Provide for review
to surrounding conditions by limiting the use of retaining
building broken into parts that step up or down
perspective views
walls and by shaping the terrain through the use of smooth,
with the existing grade would meet the intent of
showing the hotel and
rounded land forms that blend with the existing terrain. Steep
this grading guideline. This type of stepping is
retaining walls as viewed
cut or fill sections are generally unacceptable. Proposed
generally considered unworkable with the
from the EC
contours on the grading plan shall be rounded with a ten foot
functional requirements of a hotel. As a result,
(corresponding to photos
minimum radius where they meet the adjacent condition.
extensive retaining walls are proposed on the
1, 2 and 3 in the
Final grading should achieve a natural, rather than
southeast and southwest sides of the parcel to
applicant's submittal).
engineered, appearance. Retaining walls 6 feet in height and
accommodate the hotel at this site. The retaining
taller, when necessary, shall be terraced and planted to blend
walls are in two tiers, with 5' between them. The
Limit retaining wall
with the landscape.
walls reach 7' and 9' tall, which exceeds the 6'
height to 6'. Provide
requirement for terracing. The walls are proposed
details on the retaining
for the EC side of the parcel. Although they will be
walls regarding wall type,
at a distance from the EC, they could appear as a
manufacturer and
sort of base for the five -story hotel, thereby
material. Clearly show
increasing the perceived scale of the development.
that the proposed wall
type will allow for
Details on the wall type and material have not been
significant planting at the
identified at this time. If retaining walls of the
top of the walls and
general design illustrated in this proposal will be
between the walls, and
approved, the wall type and manufacturer will have
increase the planting area
to allow for significant planting between terraces
at the top and terrace
and at the top and bottom of the walls. 5' may not
accordingly.
be sufficient planting area between the walls. 3' at
the top of the wall is not sufficient for perimeter
parking lot trees.
41
No grading, trenching, or tunneling should occur within the
The site has already been cleared and graded.
None.
drip line of any trees or other existing features designated for
preservation in the final Certificate of Appropriateness.
Adequate tree protection fencing should be shown on, and
coordinated throughout, the grading, landscaping and erosion
and sediment control plans.
42
Areas designated for preservation in the final Certificate of
Appropriateness should be clearly delineated and protected
on the site prior to any grading activity on the site. This
protection should remain in place until completion of the
development of the site.
43
Preservation areas should be protected from storage or
movement of heavy equipment within this area.
44
Natural drainage patterns (or to the extent required, new
No new stormwater facilities are shown on the
None at this time.
drainage patterns) should be incorporated into the finished
concept plan.
site to the extent possible.
Staff recommends the following as the primary points of discussion:
1. The building form, scale, materials and colors, in particular the standing seam metal, the red fiber cement panels, the EIFS for the entrance bay, and
the expanse of gray fiber cement panels
2. The extensive use of retaining walls, planting on/along the walls
3. The view of the building and retaining walls from the EC
Staff offers the following comments on the concept plan:
1. Provide material samples/colors for review.
2. Provide additional information (photos of existing examples, etc.) to show how the standing seam metal will have an appropriate appearance.
3. Coordinate the plans and elevations regarding the location of building bays and their projections.
4. Reconsider the distribution of materials and colors to establish a more cohesive whole for the building itself and for the overall development.
Eliminate colors that will make the building stand out in the landscape.
5. Provide for review perspective views showing the hotel and retaining walls as viewed from the EC (corresponding to photos 1, 2 and 3 in the
applicant's submittal).
6. Consider adding architectural detail at the end bays.
7. Add the standard window glass note to the drawings: Window glass in the Entrance Corridors should meet the following criteria: Visible light
transmittance (VLT) shall not drop below 40%. Visible light reflectance (VLR) shall not exceed 30%.
8. Specify on the elevation drawings the color proposed for the HVAC units below the windows.
9. Show the location of all mechanical equipment, including equipment associated with elevators, on the plans. Show how visibility of the equipment
will be eliminated from the EC.
10. Add the standard mechanical equipment note to the plan. "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated."
11. Provide a complete lighting plan for review. Clarify on the plan that there is no illumination associated with the top cornice of the entrance bay.
Limit illumination levels under the porte cochere and related elements to 20 fc maximum. Include all building mounted lights in the lighting plan.
12. Provide a complete landscape plan for review. Provide sufficient planting area at the top of the retaining walls for large shade trees, between the
retaining walls for planting to mitigate the impacts of the tall walls, and at the interior of the parking lot for even distribution of trees.
13. Limit retaining wall height to 6'. Provide details on the retaining walls regarding wall type, manufacturer and material. Clearly show that the
proposed wall type will allow for significant planting at the top of the walls and between the walls, and increase the planting area at the top and
terrace accordingly.
14. Revise the plan as necessary to meet the requirements of the Code of Development. A pre -application meeting is recommended
10
0M:3 0 W.1
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
T0001
Concept plan cover sheet
April 1, 2016
CS101
Site plan
Aril 1, 2016
A100
Site sections
April 1, 2016
A101
First floor plan
April 1, 2016
A102
Second/typical floor plan
Aril 1, 2016
A201
Building elevations
April 1, 2016
-
Color rendering of front and side elevations
-
-
Views from the EC and site (location map plus 8 photos)
-
11