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HomeMy WebLinkAboutARB201600070 Staff Report 2016-07-11ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB -2016-70: Springhill Towne Place Suites Review Type Advisory Review Parcel Identification 061ZO030000200 Location 1301-1309 Seminole Trail, on the east side of Seminole Trail, approximately 400' north of Westfield Road. Zoned Commercial (C1)/Entrance Corridor (EC) Owner/Applicant SSQ LLC/Dominion Engineering and Design (Mike Myers) Magisterial District Rio Proposal To construct a 5 -story, 192 -unit hotel accommodating two hotel chains in one building, with a two-level parking deck and associated site improvements. The proposal includes a special exception for a reduction in the 15' building stepback after the third story. Special Use Permits are required for the hotel use and for the structured parking. Context This parcel is located in the heavily developed Rt. 29 North corridor and is currently occupied by the Flaming Wok restaurant, Dodson Glass, and an unoccupied building. The Fairfield Inn and a Food Lion grocery store are immediately to the north. A Penske truck rental business and small office buildings are to the south. A mixture of motels, small offices and commercial buildings are across Rt. 29 to the west. Small offices are located to the east. Visibility Although the proposed hotel would be set back approximately 240' from the Rt. 29 right-of-way, the building will be visible from the Entrance Corridor. At 5 stories tall and with a finished floor elevation approximately 20' above the parcel to the north, the hotel will be visible above the surrounding buildings. Wooded area exists along the northern property line, with some trees on the subject parcel and some on the parcel to the north. A significant amount of this wooded area would be removed from the subject parcel to accommodate the proposed development. This will open up the view and increase visibility. Some very tall trees that stand in this band of wooded area could limit some views of the hotel for viewers traveling south on the EC. It isn't clear from the plan which parcel these trees stand on, but it is anticipated that some of them will be removed with the development and some will remain on the adjacent parcel. ARB Meeting Date July 18, 2016 Staff Contact Margaret Maliszewski PROJECT/SITE HISTORY The buildings at this site predate the establishment of Rt. 29 as an Entrance Corridor. The ARB has reviewed a number of sign applications for existing buildings on this parcel. Pre -application conferences were held with staff on this hotel project. This is the first ARB review of this proposal. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION 1 The goal of the regulation of the design of development within The proposed architectural design exhibits no Revise the architectural the designated Entrance Corridors is to insure that new clear reference and no apparent compatibility design to increase development within the corridors reflects the traditional with significant historic resources in the County. compatibility with the architecture of the area. Therefore, it is the purpose of ARB Redevelopment of the site presents an significant historic review and of these Guidelines, that proposed development opportunity to bring landscaping into resources in the County. within the designated Entrance Corridors reflect elements of conformity with Entrance Corridor guidelines, design characteristic of the significant historical landmarks, but the site layout does not provide sufficient See landscape buildings, and structures of the Charlottesville and Albemarle planting area to meet the requirements of the recommendations. area, and to promote orderly and attractive development guidelines. within these corridors. Applicants should note that replication of historic structures is neither required nor desired. Buildings in the immediate area are a mix of designs that predate the establishment of the 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of Entrance Corridors (motels and small office buildings, land, and vegetation. In order to accomplish the buildings) and development that has been integration of buildings, land, and vegetation characteristic of reviewed and approved by the ARB (including these sites, the Guidelines require attention to four primary buildings in the Branchlands development and factors: compatibility with significant historic sites in the area; the Waffle House). 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 structures The proposed building exhibits a contemporary Revise the architectural should respect the traditions of the architecture of historically design that does not reflect the traditional design to reflect the significant buildings in the Charlottesville and Albemarle area. architecture of the area. traditional architecture of Photographs of historic buildings in the area, as well as the area. drawings of architectural features, which provide important examples of this tradition are contained in Appendix A. 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with the area's historic structures is not intended to impose a rigid design solution for new development. Replication of 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. Structure design 9 Building forms and features, including roofs, windows, doors, The applicant has described the proposed Revise the forms and materials, colors and textures should be compatible with the building as having "contemporary massing and features of the building forms and features of the significant historic buildings in the details with current colors and textures". The design to establish area, exemplified by (but not limited to) the buildings hotel is composed of rectangular forms — or compatibility with the described in Appendix A [of the design guidelines]. The blocks — of varying height and projection. They significant historic standard of compatibility can be met through scale, materials, are grouped in an L -shape, with a central, buildings in the area. and forms which may be embodied in architecture which is semicircular porte cochere. Most of the building contemporary as well as traditional. The replication of blocks have flat roofs, but the tallest ones have Revise materials to better important historic sites in Albemarle County is not the single -sloping roofs, and most of those have reflect the historic objective of these guidelines. deep overhangs. These roof forms are large, architecture of the conspicuous, and without reference to historic County. architecture of the area. One of the sloped -roof forms appears to have a transparent or Provide color samples for translucent top. An internet search of Springhill review. and Towne Place Suites images indicates that these roof forms are illuminated with colored light. This type of illumination would be inconsistent with previous ARB approvals. It would make the building significantly more noticeable at night and from greater distances. It would not contribute to unity and coherence along the corridor. EIFS is the proposed wall facing material for the hotel. This is an extensive use of EIFS, unrelieved by other materials that are typical of the County's historic architecture (such as brick and stone). The building blocks are distinguished one from another by color (blue, brown, dark gray, white, off-white). The blocks of color will be visually prominent on the EC. 5 It is also an important objective of the Guidelines to establish The proposed building height, forms, materials Revise the proposal to a pattern of compatible architectural characteristics throughout and colors are significantly different from those increase compatibility the Entrance Corridor in order to achieve unity and coherence. of the nearby buildings and do not support unity with the nearby Building designs should demonstrate sensitivity to other and coherence along the corridor. architectural context. nearby structures within the Entrance Corridor. Where a designated corridor is substantially developed, these The proposed design does not relate to the Guidelines require striking a careful balance between surrounding context of buildings. Although its harmonizing new development with the existing character of height is similar to that of the Fairfield Inn, the the corridor and achieving compatibility with the significant Fairfield Inn is set well below street level, historic sites in the area. which reduces its impact on the street and limits its relationship to the proposed building. 10 Buildings should relate to their site and the surrounding context of buildings. 11 The overall design of buildings should have human scale. At its tallest, the hotel reaches almost 65'. The Staff recommends that Scale should be integral to the building and site design. use of multiple building blocks and varying the ARB express no colors helps reduce the mass somewhat, as objection to the special viewed from the front, and the porte cochere exception for the helps reduce the scale for those entering the stepback. building. In this zoning district, County code requires that floors above 40 feet or the third story, whichever is less, be stepped back a minimum of 15 feet. The intent of this requirement is to reduce building mass along the street for an improved pedestrian experience. In this case, the deep building setback together with the building massing and L-shape design, tend to reduce the impact a stepback would have. 12 Architecture proposed within the Entrance Corridor should use The two hotel chains are coordinated with each Revise the building forms, shapes, scale, and materials to create a cohesive whole. other into a design that looks like a single design to simplify the building, but the design does not establish a forms and features while cohesive whole along the corridor. eliminating blankness and 13 Any appearance of "blankness" resulting from building design There are expanses of wall area that have no unifying the design. should be relieved using design detail or vegetation, or both. windows, but most of these areas are treated with scoring in the EIFS wall surface. There are 14 Arcades, colonnades, or other architectural connecting devices should be used to unify groups of buildings within a no arcades or colonnades to unify the building. development. Instead, the rectangular building blocks and colors are used throughout the design. The multiple blocks used, however, result in a complicated, "busy" appearance. 15 Trademark buildings and related features should be modified The applicant's narrative states that the Further modify the brand to meet the requirements of the Guidelines. proposed design is derived from brand standards standard to reflect the and styling. There are no apparent modifications historic architecture of made to reflect the historic architecture of the Albemarle County. county. 16 Window glass in the Entrance Corridors should not be highly Given the size and height of the proposed Include the standard tinted or highly reflective. Window glass in the Entrance building, the type of window glass used will be window glass note on the Corridors should meet the following criteria: Visible light important. drawings. Provide specs transmittance (VLT) shall not drop below 4001o. Visible light and a glass sample for reflectance (VLR) shall not exceed 30%. Specifications on the review. proposed window glass should be submitted with the applicationforfinal review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into Transformers are shown at the east end of the Provide a mix of shrubs the overall plan of development and shall, to the extent parcel, behind the hotel building, so they won't in an irregular pattern to possible, be compatible with the building designs used on the be visible from the EC. screen the dumpster from site. A dumpster is shown along the southern the EC street. 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these property line, partly on the hotel parcel and Provide a dumpster features will still have a negative visual impact on the Entrance partly on the future development parcel. Shrubs screen detail in the site Corridor street, screening should be provided to eliminate are shown around the dumpster. A location plan. visibility. a. Loading areas, b. Service areas, c. Refuse areas, d. further back on the site would reduce visibility, Storage areas, but appropriate screening materials and a taller, Shift the dumpster e. Mechanical equipment, f. Above -ground utilities, and denser shrub planting might be sufficient. location to be entirely on g. Chain link fence, barbed wire, razor wire, and similar the hotel parcel after security fencing devices. Air conditioning units are located directly below the windows. subdivision. 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist Clarify on the drawings of: a. Walls, b. Plantings, and c. Fencing. It is anticipated that the hotel will use elevators, the location and but the location and appearance of the elevator appearance of the penthouse isn't clear from the drawings. elevator penthouse and any associated A two-level parking deck accommodating 100 equipment. parking spaces is proposed at the back (east) of the site. The elevation drawings suggest that the If existing trees are exterior walls of the deck have a lower level of proposed to remain on finish than the rest of the building. This may be site after construction, acceptable if the combination of location and indicate their location, on-site landscaping successfully screen the deck size and species on the from view. The lower elevation of the deck plan. (compared to the rest of the hotel) will help minimize its impact, but it isn't clear from the If the parking deck walls drawings what the character and screening have a reduced level of ability of on-site landscaping to remain will be. finish such that the deck looks like a secondary/service structure, provide on-site landscaping to mitigate the view. 21 The following note should be added to the site plan and the The mechanical equipment note will be needed Add the standard architectural plan: "Visibility of all mechanical equipment on the drawings. mechanical equipment from the Entrance Corridor shall be eliminated." note to both the architectural and site plan drawings. Lighting 22 Light should be contained on the site and not spill over onto Some light pole locations are shown on the plan, None at this time. adjacent properties or streets; but lighting details have not yet been submitted for review. 23 Light should be shielded, recessed or flush -mounted to eliminate glare. All fixtures with lamps emitting 3000 lumens or more must be full cutoff fixtures. 24 Light levels exceeding 30 footcandles are not appropriate for display lots in the Entrance Corridors. Lower light levels will apply to most other uses in the Entrance Corridors. 25 Light should have the appearance of white light with a warm soft glow; however, a consistent appearance throughout a site or development is required. Consequently, if existing lamps that emit non-white light are to remain, new lamps may be required to match them. 26 Dark brown, dark bronze, or black are appropriate colors for free-standing pole mounted light fixtures in the Entrance Corridors. 27 The height and scale of freestanding, pole -mounted light fixtures should be compatible with the height and scale of the buildings and the sites they are illuminating, and with the use of the site. Typically, the height of freestanding pole -mounted light fixtures in the Entrance Corridors should not exceed 20 feet, including the base. Fixtures that exceed 20 feet in height will typically require additional screening to achieve an appropriate appearance from the Entrance Corridor. 28 In determining the appropriateness of lighting fixtures for the Some of the hotel's roof forms may be designed Eliminate any Entrance Corridors, the individual context of the site will be to incorporate lights that would illuminate the illumination of roof forms taken into consideration on a case by case basis. areas under the sloping roofs. Illumination of or roof elements. these areas would not be appropriate for the EC. 29 The following note should be included on the lighting plan: The lighting note will be needed. Add the standard lighting "Each outdoor luminaire equipped with a lamp that emits note to the plan. 3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." Landscaping 7 The requirements of the Guidelines regarding landscaping are The addition of trees along the Rt. 29 frontage If existing trees are intended to reflect the landscaping characteristic of many of and elsewhere on site will help improve the proposed to remain on the area's significant historic sites which is characterized by appearance and integrate the development into site after construction, large shade trees and lawns. Landscaping should promote the corridor. indicate their location, visual order within the Entrance Corridor and help to integrate size and species on the buildings into the existing environment of the corridor. Much of the existing on-site wooded area would plan. be removed to accommodate the proposed development. A tree -line -to -remain is shown along the northern property line. For most of its length, it is very close to the property line. Consequently, in these areas, it likely represents trees whose trunks are actually located on the adjacent parcel. In this case, trees may need to be added on the north side of the building to offset the impacts of the development. 8 Continuity within the Entrance Corridor should be obtained by Proposed plant species have not yet been None at this time. planting different types of plant materials that share similar identified, but a note on the plan indicates that characteristics. Such common elements allow for more species will be taken from the Department of flexibility in the design of structures because common Conservation and Recreation's native plants list. landscape features will help to harmonize the appearance of development as seen from the street upon which the Corridor is centered. 32 Landscaping along the frontage of Entrance Corridor streets New trees are shown along the EC frontage. Add trees 2'/2" caliper at should include the following: They appear to be shade trees and ornamentals, planting, 40' on center, a. Large shade trees should be planted parallel to the Entrance but a landscape schedule was not part of the along the southern access Corridor Street. Such trees should be at least 3'/2 inches caliper conceptual submittal. The surface treatment of drive. (measured 6 inches above the ground) and should be of a plant the future development parcel is not indicated species common to the area. Such trees should be located at on the plan. Indicate on the plan the least every 35 feet on center. proposed surface b. Flowering ornamental trees of a species common to the area An existing water line and proposed easement treatment for the future should be interspersed among the trees required by the preceding reduce planting area along the southern side of development parcel. paragraph. The ornamental trees need not alternate one for one the future development parcel to 5' in depth. No with the large shade trees. They may be planted among the large new trees are shown in this area. shade trees in a less regular spacing pattern. c. In situations where appropriate, a three or four board fence There are two entrances proposed into the site or low stone wall, typical of the area, should align the frontage from the EC. Trees are shown along the of the Entrance Corridor street. northern entrance drive but not along the d. An area of sufficient width to accommodate the foregoing southern one. plantings and fencing should be reserved parallel to the Entrance Corridor street, and exclusive of road right-of-way and utility easements. 33 Landscaping along interior roads: a. Large trees should be planted parallel to all interior roads. Such trees should be at least 2%2 inches caliper (measured six inches above the ground) and should be of a plant species common to the area. Such trees should be located at least every 40 feet on center. 34 Landscaping along interior pedestrian ways: Sidewalks are provided along the Rt. 29 Provide medium shade a. Medium trees should be planted parallel to all interior frontage, along the northern access drive, and trees parallel to interior pedestrian ways. Such trees should be at least 21/2 inches along the front and sides of the hotel. Trees are pedestrian ways, 21/2" caliper (measured six inches above the ground) and should be located along some of these sidewalks, but not caliper at planting, 25' on of a species common to the area. Such trees should be located all. center. at least every 25 feet on center. 35 Landscaping of parking areas: Trees have not been provided along the south Add large shade trees a. Large trees should align the perimeter of parking areas, side of the parking lot. A retaining wall is along the southern located 40 feet on center. Trees should be planted in the shown along this area. Shrubs are shown at the perimeter of the parking interior of parking areas at the rate of one tree for every 10 top of the retaining wall, but no trees are lot, 21/2" caliper at parking spaces provided and should be evenly distributed provided. There is approximately 5' of space planting, 40' on center. throughout the interior of the parking area. from the curb at the parking spaces to the Ensure that there is b. Trees required by the preceding paragraph should measure southern property line, so there is insufficient sufficient planting space 2'/2 inches caliper (measured six inches above the ground); space for trees to be planted. available. should be evenly spaced; and should be of a species common to the area. Such trees should be planted in planters or Interior parking lot trees are shown at the Provide shrubs along the medians sufficiently large to maintain the health of the tree quantity required. 4 -space parking row. and shall be protected by curbing. c. Shrubs should be provided as necessary to minimize the Shrubs are not provided along the 4 -space parking area's impact on Entrance Corridor streets. Shrubs parking row that faces the EC. should measure 24 inches in height. 36 Landscaping of buildings and other structures: Shrubs are shown in various locations on the Revise the landscape plan a. Trees or other vegetation should be planted along the front hotel parcel, but they are not used to integrate to use shrubs to integrate of long buildings as necessary to soften the appearance of the site. the building and site. exterior walls. The spacing, size, and type of such trees or vegetation should be determined by the length, height, and Trees are not provided along the building's Provide trees along the blankness of such walls. walls. Landscaping on the north side would help north side of the building b. Shrubs should be used to integrate the site, buildings, and moderate the mass of the building and the to help moderate the other structures; dumpsters, accessory buildings and appearance of the parking structure, particularly building mass and to structures; "drive thru" windows; service areas; and signs. if the tree -line -to -remain represents the canopy integrate the building into Shrubs should measure at least 24 inches in height. of trees located off site. the corridor. 37 Plant species: A landscape schedule was not included in the None at this time. a. Plant species required should be as approved by the Staff conceptual plan. based upon but not limited to the Generic Landscape Plan Recommended Species List and Native Plants for Virginia Landscapes (Appendix D). 38 Plant health: The standard plant health note will be needed on Add the standard plant The following note should be added to the landscape plan: "All the plan. health note to the plan. 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." Development paftern 6 Site development should be sensitive to the existing natural Most of the on-site wooded area would be Increase planting area on landscape and should contribute to the creation of an removed to accommodate the proposed the south side of the organized development plan. This may be accomplished, to development. A significant change in elevation parcel. the extent practical, by preserving the trees and rolling terrain (up to 30') exists between the parcel in question typical of the area; planting new trees along streets and and the parcels immediately to the north, and pedestrian ways and choosing species that reflect native forest extensive retaining walls are proposed to 10 elements; insuring that any grading will blend into the accommodate the project. surrounding topography thereby creating a continuous landscape; preserving, to the extent practical, existing The layout of the site leaves a small area significant river and stream valleys which may be located on adjacent to the EC for future development. With the site and integrating these features into the design of no information available on the proposed use or surrounding development; and limiting the building mass and design, it is impossible to tell how, or if, the height to a scale that does not overpower the natural settings future development might relate to a building of the site, or the Entrance Corridor. such as the proposed hotel. Locating the hotel closer to the street could provide for more 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the reliable results, but would also increase the corridor should be as follows: impact of the tall building on the EC. a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks should guide the layout of the site. The proposed layout of the site appears b. In general, buildings fronting the Entrance Corridor street organized, but crowded on the parcel. Paved should be parallel to the street. Building groupings should be area extends almost to the southern property arranged to parallel the Entrance Corridor street. line, which does not leave sufficient planting c. Provisions should be made for connections to adjacent area. pedestrian and vehicular circulation systems. d. Open spaces should be tied into surrounding areas to The west end of the hotel faces the EC street, provide continuity within the Entrance Corridor. but the building and its main entrance are e. If significant natural features exist on the site (including oriented to the southwest. A small, secondary creek valleys, steep slopes, significant trees or rock entrance is located on the western Springhill outcroppings), to the extent practical, then such natural elevation that faces the EC. features should be reflected in the site layout. If the provisions of Section 32.5.6.n of the Albemarle County Zoning Sidewalks are provided into the site from Rt. 29 Ordinance apply, then improvements required by that section and around the hotel. should be located so as to maximize the use of existing features in screening such improvements from Entrance Most of the trees on site will be removed to Corridor streets. accommodate the proposed development. f. The placement of structures on the site should respect existing views and vistas on and around the site. In this location, the hotel would have a prominent position well above the parcel to the north, replacing some of the trees in this area with a tall building. Site Gradin 40 Site grading should maintain the basic relationship of the site to Because of the significant difference in grade, Identify on the plan the surrounding conditions by limiting the use of retaining walls and the subject parcel already has a disjointed material, manufacturer by shaping the terrain through the use of smooth, rounded land relationship to the adjoining parcel to the north. and color proposed for 10 11 forms that blend with the existing terrain. Steep cut or fill That relationship will remain under the the retaining walls. sections are generally unacceptable. Proposed contours on the proposed development. grading plan shall be rounded with a ten foot minimum radius Terrace and plant where they meet the adjacent condition. Final grading should A retaining wall is proposed along the northern retaining walls 6' tall and achieve a natural, rather than engineered, appearance. Retaining property line from Rt. 29 to the building. A note taller. Provide plants at walls 6 feet in height and taller, when necessary, shall be on the plan says that wall height does not the base of the northern terraced and planted to blend with the landscape. exceed 6', but it appears to be somewhat taller. retaining wall. Given the proximity of the tree -line -to -remain to the northern property line, it appears that off- site wooded area would be relied upon to mitigate the appearance of the wall. Another retaining wall extends 325' along the southern property line. The parking lot extends to within 2' of the retaining wall on the south side, which does not allow room for perimeter parking lot trees. Retaining wall materials and colors have not been identified. 41 No grading, trenching, or tunneling should occur within the drip Trees would be removed from the north end of If existing trees are line of any trees or other existing features designated for the site to accommodate the proposed proposed to remain on preservation in the final Certificate of Appropriateness. development. It is likely that grading will occur site after construction, Adequate tree protection fencing should be shown on, and within the dripline of some trees to remain. It is indicate their location, coordinated throughout, the grading, landscaping and erosion not clear from the plan what on-site trees, if any, size and species on the and sediment control plans. will actually be retained with the proposal. plan. 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. 20 Surface runoff structures and detention ponds should be The existing site is nearly all impervious. A None. designed to fit into the natural topography to avoid the need for stormwater detention facility is proposed along screening. When visible from the Entrance Corridor street, these the eastern property line. A drainage easement features must be fully integrated into the landscape. They exists just east of the parcel. should not have the appearance of engineered features. 11 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent possible. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Anticipated visibility of the development from the Rt. 29 EC 2. The architectural design of the hotel: compatibility with historic architecture of the County, compatibility with nearby context, scale, stepback 3. The location of the hotel on the site and the future development parcel 4. Retaining walls: length, height, visibility, planting 5. Landscaping, trees along the north and south sides of the property 6. The parking structure: visibility, materials, finish, screening Staff offers the following comments on the proposal: Regardingthe h�quest for the special exception for the stepback: Staff recommends no objection to the request for the special exception for the stepback. Regardingthe h�quests for special use permits for the hotel use and parking structure: Staff cannot support the request for the special use permit for the hotel use because the proposed architectural design does not meet the Entrance Corridor Design Guidelines and the site layout does not allow sufficient room for required landscaping. Staff supports the concept of structured parking, but cannot support the specific request at this time because it is tied to the design of the hotel, which is not supported. Regarding the conceptual dgsignn: 1. Revise the architectural design of the hotel to: a. establish compatibility with the significant historic resources in the County, b. reflect the traditional architecture of the area, c. increase compatibility with the nearby architectural context, d. exhibit human scale, and e. simplify the forms and features while eliminating blankness and unifying the design. 2. Further modify the brand standard to reflect the historic architecture of Albemarle County. 3. Revise materials to better reflect the historic architecture of the County. 4. Provide color samples for review. 5. Provide a mix of shrubs in an irregular pattern to screen the dumpster from the EC street. 6. Provide a dumpster screen detail in the site plan. Shift the dumpster location to be entirely on the hotel parcel after subdivision. 7. Clarify on the drawings the location and appearance of the elevator penthouse and any associated equipment. 12 8. If the parking deck walls have a reduced level of finish such that the deck looks like a secondary/service structure, provide on-site landscaping to mitigate the view. 9. Eliminate any illumination of roof forms or roof elements. 10. Indicate on the plan the proposed surface treatment for the future development parcel. 11. If existing trees are proposed to remain on site after construction, indicate their location, size and species on the plan. 12. Add trees 2'/2" caliper at planting, 40' on center, along the southern access drive. 13. Provide medium shade trees parallel to interior pedestrian ways, 2%" caliper at planting, 25' on center. 14. Add large shade trees along the southern perimeter of the parking lot, 2'/Z" caliper at planting, 40' on center. Ensure that there is sufficient planting space available. 15. Provide shrubs along the 4 -space parking row. 16. Revise the landscape plan to use shrubs to integrate the building and site. 17. Provide trees along the north side of the building to help moderate the building mass and to integrate the building into the corridor. 18. Increase planting area on the south side of the parcel. 19. Terrace and plant retaining walls 6' tall and taller. Provide plants at the base of the northern retaining wall. 20. Identify on the plan the material, manufacturer and color proposed for the retaining walls. 21. Add the standard plant health 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." 22. Include the standard window glass note on the drawings: "Visible light transmittance (VLT) shall not drop below 40%. Visible light reflectance (VLR) shall not exceed 30%." Provide specs and a glass sample for review. 23. Add the standard mechanical equipment note to both the architectural and site plan drawings: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 24. Add the standard lighting note to the plan: "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." TABLE A This report is based on the following submittal items: Sheet # Drawing Name DrawingDate/Revision Date PS01 Cover Sheet 6/2/2016 PSO2 Site Overview 6/2/2016 PSO3 Existing Conditions 6/2/2016 PSO4 Site Plan 6/2/2016 PSO5 Site Sections 6/2/2016 PSO6 Virginia Reduction Runoff Method 6/2/2016 APP EC photos and key plan, Sight line perspectives, Color elevations 6/2/2016, -, - 13