HomeMy WebLinkAboutARB201700032 Staff Report 2017-05-16ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2017-32: Springhill TownePlace Suites
Review Type
Final Review — second review of site and architectural plans
Parcel Identification
061ZO030000200
Location
13 01-13 09 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 parking deck and associated site improvements.
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
The proposed hotel location is approximately 240' from the Rt. 29 right-of-way. The building currently located at the front portion of the site will be demolished with no
building immediately replacing it, so there will be an open view to the new hotel building. 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. Although most trees will be removed from the subject parcel, a group of trees on the adjacent parcel to the north are to remain
in a landscape easement. Southbound traffic will view the trees in front of the lower part of the building.
ARB Meeting Date
May 15, 2017
Staff Contact
Margaret Maliszewski
PROJECT/SITE HISTORY
The ARB completed an advisory review of this proposal on August 15, 2016. The action letter from that meeting is included as Attachment A to this report. The ARB's comments are also included in the
analysis section of this report. Comments were forwarded on the Initial Site Plan on December 13, 2016.
ANALYSIS
REF
GUIDELINE
8/15/16 ARB
CURRENT ISSUE
RECOMMENDATION
COMMMENT
Structure design
1
The goal of the regulation of the design of development within the
See landscape
Material samples provided include red brick,
Provide for review samples for
designated Entrance Corridors is to insure that new development within the
recommendations.
"Chardonnay" cultured stone, and 3 shades of
EIFS colors 4, 5 and 6.
corridors reflects the traditional architecture of the area. Therefore, it is the
EIFS (white, beige and gray). Three
purpose of ARB review and of these Guidelines, that proposed
additional shades of EIFS are referenced on
Provide a darker shade for
development within the designated Entrance Corridors reflect elements of
the drawings, but those samples were not
EIFS 1.
design characteristic of the significant historical landmarks, buildings, and
provided.
structures of the Charlottesville and Albemarle area, and to promote orderly
Continue the materials and
and attractive development within these corridors. Applicants should note
EIFS 1 is white (snow mist) and is proposed
colors shown on the front of
that replication of historic structures is neither required nor desired.
for a large portion of the north elevation of the
building. This elevation will be viewed rising
the central tower on all sides
of the tower.
2
Visitors to the significant historical sites in the Charlottesville and
Albemarle area experience these sites as ensembles of buildings, land, and
above the Fairfield Inn. The white color will
vegetation. In order to accomplish the integration of buildings, land, and
make the building much more obvious in the
Increase the proportion of
vegetation characteristic of these sites, the Guidelines require attention to
streetscape. A darker shade would better
masonry to EIFS, particularly
four primary factors: compatibility with significant historic sites in the area;
integrate the building with the surroundings.
on the north elevation.
the character of the Entrance Corridor; site development and layout; and
landscaping.
The brick facing of the central tower does not
continue around to the north elevation.
Ensure that the material/color
on the face of projecting bays
3
New structures and substantial additions to existing structures should
1.Provide material and color
respect the traditions of the architecture of historically significant buildings
samples for review.
Continuing the finishes from the front around
wraps to the sides of those
in the Charlottesville and Albemarle area. Photographs of historic buildings
all sides of the tower would provide a more
bays.
in the area, as well as drawings of architectural features, which provide
See landscape
coordinated and appropriate appearance, as
important examples of this tradition are contained in Appendix A.
recommendations.
viewed from both directions on the EC.
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
Even with the requested changes, the building
structures is not intended to impose a rigid design solution for new
has no strong connection to the historic
development. Replication of the design of the important historic sites in the
architecture of the area. Although brick and
area is neither intended nor desired. The Guideline's standard of
stone have been added, some in prominent
compatibility can be met through building scale, materials, and forms which
locations, the majority of the building material
may be embodied in architecture which is contemporary as well as
is EIFS. The prominent north elevation is
traditional. The Guidelines allow individuality in design to accommodate
primarily EIFS. Some of the detailing, such as
varying tastes as well as special functional requirements.
the off -center window bays, results in a
stronger connection to contemporary
9
Building forms and features, including roofs, windows, doors, materials,
colors and textures should be compatible with the forms and features of the
architecture than historic architecture. In some
significant historic buildings in the area, exemplified by (but not limited to)
cases, the material/color on the face of a
the buildings described in Appendix A [of the design guidelines]. The
projecting bay does not wrap to the sides of
standard of compatibility can be met through scale, materials, and forms
that bay.
which may be embodied in architecture which is contemporary as well as
traditional. The replication of important historic sites in Albemarle County
is not the objective of these guidelines.
5
It is also an important objective of the Guidelines to establish a pattern of
None at this time.
As indicated in the previous review, material
compatible architectural characteristics throughout the Entrance Corridor in
selections were revised to include brick and
order to achieve unity and coherence. Building designs should demonstrate
stone, which is a positive change that adds a
sensitivity to other nearby structures within the Entrance Corridor. Where a
minimal level of compatibility with the
designated corridor is substantially developed, these Guidelines require
surroundings. However, the majority of the
striking a careful balance between harmonizing new development with the
building material is EIFS.
existing character of the corridor and achieving compatibility with the
significant historic sites in the area.
10
Buildings should relate to their site and the surrounding context of
buildings.
11
The overall design of buildings should have human scale. Scale should be
The ARB recommended no
At its tallest, the hotel reaches almost 65'. The
None.
integral to the building and site design.
objection to the special
exception for the stepback.
use of multiple building blocks and varying
colors helps break up the mass somewhat, as
12
Architecture proposed within the Entrance Corridor should use forms,
shapes, scale, and materials to create a cohesive whole.
viewed from the front, and the porte cochere
helps reduce the scale for those entering the
13
Any appearance of "blankness" resulting from building design should be
relieved using design detail or vegetation, or both.
building. Topography will serve to make the
multi -story building appear very tall to
14
Arcades, colonnades, or other architectural connecting devices should be
used to unify groups of buildings within a development.
southbound traffic.
Note that there are other multi -story buildings
in the area. They include the 4-story BB&T
building just south of Fashion Square Mall,
the 3-story Montague Miller office on
Westfield Drive, and the Fairfield Inn at 3 and
4 stories tall just to the north of the subject
parcel.
15
Trademark buildings and related features should be modified to meet the
None at this time.
Some previously proposed trademark features
Increase the proportion of
requirements of the Guidelines.
were removed from the design and the
masonry to EIFS.
changes in materials and colors better reflect
the historic architecture of the county, but,
overall, the design still reflects the brand more
than historic architecture. A greater
proportion of masonry to EIFS could help
move the design away from the brand and
closer to compatibility with historic
architecture of the area.
16
Window glass in the Entrance Corridors should not be highly tinted or highly
11. Include the standard
The window glass note was added to the site
Include the standard window
reflective. Window glass in the Entrance Corridors should meet the
window glass note on the
plan drawings, but not the architectural
glass note on the architectural
following criteria: Visible light transmittance (VLT) shall not drop below
architectural drawings.
drawings. A glass sample was provided, but
drawings.
40%. Visible light reflectance (VLR) shall not exceed 3001o. Specifications
Provide specs and a glass
the VLR level was not.
on the proposed window glass should be submitted with the application for
sample for review.
Provide the VLR for the glass
final review.
sample that was submitted.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into the overall
2.Provide a mix of shrubs in
Shrubs have been provided at the dumpster,
Revise the shrubs at the
plan of development and shall, to the extent possible, be compatible with
an irregular pattern to screen
but they are a single species and are proposed
dumpster to include a mix of
the building designs used on the site.
the dumpster from the EC
street.
at 12"-18" high.
species with a minimum
planting size of 24".
18
The following should be located to eliminate visibility from the Entrance
Corridor street. If, after appropriate siting, these features will still have a
The parcel line has been adjusted to
negative visual impact on the Entrance Corridor street, screening should be
3.Provide a dumpster screen
accommodate the dumpster entirely on the
Indicate on the drawings the
provided to eliminate visibility. a. Loading areas, b. Service areas, c. Refuse
detail in the site plan.
parcel.
color of the penthouse walls.
areas, d. Storage areas,
Provide a color that minimizes
e. Mechanical equipment, f. Above -ground utilities, and
4.Shift the parcel line or
In elevation, the elevator penthouse does rise
noticeability.
g. Chain link fence, barbed wire, razor wire, and similar security fencing
shift the dumpster location
above the roofline. The EIFS color of the
devices.
so that the dumpster is
located entirely on the hotel
penthouse walls is not identified on the
drawings.
19
Screening devices should be compatible with the design of the buildings
and surrounding natural vegetation and may consist of. a. Walls, b.
parcel after subdivision.
Plantings, and c. Fencing.
A permanent landscape maintenance
5.Clarify on the drawings the
easement is shown on the Fairfield Inn
location and appearance of
property. Approximately 30 existing trees are
the elevator penthouse and
shown within the easement.
any associated equipment.
6.If existing trees are
proposed to remain on site or
off site in the landscape
easement after construction,
indicate their location, size
and species on the plan.
21
The following note should be added to the site plan and the architectural plan:
12. Add the standard
The mechanical equipment note was added to
Add the standard mechanical
"Visibility of all mechanical equipment from the Entrance Corridor shall be
mechanical equipment note
the site plan, but not to the architectural plans.
equipment note to the
eliminated."
to the architectural drawings.
architectural drawings.
Lighting
22
Light should be contained on the site and not spill over onto adjacent
None at this time.
Spillover does not appear to be excessive, but
Revise the lighting plan to
properties or streets;
the lighting lan is difficult to read.
make it easily legible.
23
Light should be shielded, recessed or flush -mounted to eliminate glare. All
All proposed site fixtures are full cutoff, but
Include the cut sheets for the
fixtures with lamps emitting 3000 lumens or more must be full cutoff
cut sheets for the fixtures have been provided
proposed light fixtures on a
fixtures.
in a document separate from the site plan.
sheet of the site plan.
24
Light levels exceeding 30 footcandles are not appropriate for display lots in
19.6 fc is the maximum light level proposed at
None.
the Entrance Corridors. Lower light levels will apply to most other uses in
the ground.
the Entrance Corridors.
25
Light should have the appearance of white light with a warm soft glow;
All fixtures are proposed with LED lamps.
None.
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 and fixture colors have not been
Revise the lighting plan to
pole mounted light fixtures in the Entrance Corridors.
identified.
clearly indicate that proposed
color for poles and fixtures.
Bronze or black are
recommended.
27
The height and scale of freestanding, pole -mounted light fixtures should be
15' and 20' mounting heights are indicated,
Add a note to the lighting plan
compatible with the height and scale of the buildings and the sites they are
but clarification is needed regarding bases for
to clarify that the 20'
illuminating, and with the use of the site. Typically, the height of
pole fixtures.
mounting height includes any
freestanding pole -mounted light fixtures in the Entrance Corridors should
bases that might be proposed.
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 Entrance
None at this time.
Building -mounted fixtures are proposed, but
Revise the lighting plan to
Corridors, the individual context of the site will be taken into consideration
are not included in the photometric plan.
include complete information
on a case by case basis.
Some of these appear to be non -full -cutoff
on building -mounted lights.
fixtures that exceed 3,000 lumens and are
aimed up at the building. The ARB has
Eliminate non -full -cutoff
typically not approved building -mounted
fixtures that emit 3,000 lumens
illumination other than that needed for safety
or more.
and security. Fixtures are also proposed at the
porte cochere structure, but the illumination
Update the photometric plan to
from these lamps at ground level does not
include ground -level
appear to be included in the photometric plan.
illumination from building -
An over -lit entrance would not be appropriate
mounted fixtures. Show that
for the EC.
the building entrance is not
over -illuminated.
Eliminate building -mounted
light fixtures other than those
re uired for safety/security.
29
The following note should be included on the lighting plan: "Each outdoor
None at this time.
The standard lighting note was previously
Add the standard lighting note
luminaire equipped with a lamp that emits 3,000 or more initial lumens
included in the plan, but it has since been
to the plan.
shall be a full cutoff luminaire and shall be arranged or shielded to reflect
removed.
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 intended to
5.If existing trees are
A permanent landscape maintenance
Include the signed tree
reflect the landscaping characteristic of many of the area's significant
proposed to remain on -site
easement is shown on the Fairfield Inn
conservation checklist on a
historic sites which is characterized by large shade trees and lawns.
or off -site in the landscape
property. Approximately 30 existing trees are
sheet of the site plan.
Landscaping should promote visual order within the Entrance Corridor and
easement after construction,
shown within the easement. Most of these are
help to integrate buildings into the existing environment of the corridor.
indicate their location, size
grouped approximately 140' from the EC
and species on the plan.
street. Size and species are noted.
A tree conservation checklist was provided
separate from the site plan.
8
Continuity within the Entrance Corridor should be obtained by planting
None at this time.
Plant species have been identified on the plan,
Increase the plant species such
different types of plant materials that share similar characteristics. Such
but only 3 tree species and one shrub species
that the number of proposed
common elements allow for more flexibility in the design of structures
have been chosen. A more varied plant palette
plants for any one species does
because common landscape features will help to harmonize the appearance
could support a more healthy landscape.
not exceed 25% of the total
of development as seen from the street upon which the Corridor is centered.
proposed for that plant type
(tree, shrub).
32
Landscaping along the frontage of Entrance Corridor streets should include
7.Revise the plan to define
The planting area along the EC has been
Revise the planting size of the
the following:
the planting area for the trees
defined, but the EC frontage trees - Red
large EC frontage shade trees
a. Large shade trees should be planted parallel to the Entrance Corridor
to be added along the EC
Maples - are not provided at the required size
to 3 %2" caliper.
Street. Such trees should be at least 3% inches caliper (measured 6 inches
frontage.
and Pin Oaks are interspersed instead of
above the ground) and should be of a plant species common to the area.
ornamentals.
Intersperse flowering
Such trees should be located at least every 35 feet on center.
6.Add trees 2%2" caliper at
ornamental trees among the
b. Flowering ornamental trees of a species common to the area should be
planting, 40' on center,
21/2" caliper trees have been provided at 40'
large EC shade trees.
interspersed among the trees required by the preceding paragraph. The
along the southern side of
on center along the southern side of the
ornamental trees need not alternate one for one with the large shade trees.
the southern access drive.
southern access drive.
They may be planted among the large shade trees in a less regular spacing
pattern.
c. In situations where appropriate, a three or four board fence or low stone
wall, typical of the area, should align the frontage of the Entrance Corridor
street.
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.
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:
None at this time.
Flowering trees, medium trees, and shrubs
None.
a. Medium trees should be planted parallel to all interior pedestrian ways.
have been added in many locations along
Such trees should be at least 2%2 inches caliper (measured six inches above
sidewalks.
the ground) and should be of a species common to the area. Such trees
should be located at least every 25 feet on center.
35
Landscaping of parking areas:
Uncrease the depth of the
The planting area has been increased from
Add perimeter parking lot
a. Large trees should align the perimeter of parking areas, located 40 feet on
planting area for trees on the
approximately 6' to 13' (both including a
trees near the south end of the
center. Trees should be planted in the interior of parking areas at the rate of
south side of the parking lot
retaining wall) along the 20-space parking
eastern property line where
one tree for every 10 parking spaces provided and should be evenly
or clarify how the trees will
row where trees are proposed. Planting area
there are no easement
distributed throughout the interior of the parking area.
thrive in the minimal
has also been increased just east of the
conflicts.
b. Trees required by the preceding paragraph should measure 2%2 inches
planting area provided.
parking row adjacent to the curved travelway,
caliper (measured six inches above the ground); should be evenly spaced;
but no trees are proposed in this area, which
Increase shrub planting height
and should be of a species common to the area. Such trees should be
also includes a pipe. The easternmost 250' of
to a minimum of 24".
planted in planters or medians sufficiently large to maintain the health of
the southern property line is without trees.
the tree and shall be protected by curbing.
Approximately 150' near the south end of the
c. Shrubs should be provided as necessary to minimize the parking area's
eastern property line is without trees. It
impact on Entrance Corridor streets. Shrubs should measure 24 inches in
appears that a few trees could be added
height.
outside of easements.
Shrubs are identified as 12"-18" high at
planting.
36
Landscaping of buildings and other structures:
Untersperse trees along the
As previously indicated by the applicant, the
Increase the variety of trees
a. Trees or other vegetation should be planted along the front of long
north side of the building,
steepness of the slope on the north side of the
along the north side of the
buildings as necessary to soften the appearance of exterior walls. The
and particularly at the east
site will make it difficult for large trees to
building and parcel.
spacing, size, and type of such trees or vegetation should be determined by
end, and place them to
survive there. Proposed trees on the north side
the length, height, and blankness of such walls.
coordinate with the
of the building (and along the northern
Locate trees on the north side
b. Shrubs should be used to integrate the site, buildings, and other
architectural design.
property line west of the building) are largely
of the building to coordinate
structures; dumpsters, accessory buildings and structures; "drive thru"
as was shown in the previous review. (They
with the architectural design.
windows; service areas; and signs. Shrubs should measure at least 24 inches
are not evergreens as was indicated in the
in height.
previous staff report.) They are all Tatarian
On the north side of the
maples planted at 6'-7' high. These trees can
building, in areas where
grow 15'-20' high and wide. A 20' height will
planting space is wider, pursue
have minimal ability to soften the appearance
alternate grading and/or
of the tall of the building. The planting pattern
additional planter boxes to
is not particularly coordinated with the
soften the appearance of the
architecture of the building, although the two
building's walls and to
planter boxes previously shown are still part
possibly provide for larger -
of the proposal. A greater variety of trees
growing trees.
could provide added visual interest.
Although most of the planting area along the
north side of the building is quite narrow, a
few areas do have additional depth. In these
areas, alternate grading and/or additional
planter boxes might provide additional
opportunity to use trees, possibly larger trees,
to soften the appearance of the building.
37
Plant species:
None at this time.
Plant species have been identified on the plan,
Increase the plant species such
a. Plant species required should be as approved by the Staff based upon but
but only three tree species and one shrub
that the number of proposed
not limited to the Generic Landscape Plan Recommended Species List and
species have been chosen. A more varied
plants for any one species does
Native Plants for Virginia Landscapes (Appendix D).
plant palette could support a healthier
not exceed 25% of the total
landscape.
proposed for that plant type
(tree, shrub).
38
Plant health:
None at this time.
The plant health note was on a previous
Add the standard plant health
The following note should be added to the landscape plan: "All site plantings
version of the plan, but it has been removed
note to the plan.
of trees and shrubs shall be allowed to reach, and be maintained at, mature
and partially replaced with alternate wording.
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 pattern
6
Site development should be sensitive to the existing natural landscape and
Uncrease the depth of the
The planting area has been increased from
Add perimeter parking lot
should contribute to the creation of an organized development plan. This
planting area for trees on the
approximately 6' to 13' (both including a
trees near the south end of the
may be accomplished, to the extent practical, by preserving the trees and
south side of the parking lot
retaining wall) along the 20-space parking
eastern property line where
rolling terrain typical of the area; planting new trees along streets and
or clarify how the trees will
row where trees are proposed. Planting area
there are no easement
pedestrian ways and choosing species that reflect native forest elements;
thrive in the minimal
has also been increased just east of the
conflicts.
insuring that any grading will blend into the surrounding topography
planting area provided.
parking row adjacent to the curved travelway,
thereby creating a continuous landscape; preserving, to the extent practical,
but no trees are proposed in this area, which
existing significant river and stream valleys which may be located on the
also includes a pipe. The easternmost 250' of
site and integrating these features into the design of surrounding
the southern property line is without trees.
development; and limiting the building mass and height to a scale that does
not overpower the natural settings of the site, or the Entrance Corridor.
39
The relationship of buildings and other structures to the Entrance Corridor
street and to other development 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.
b. In general, buildings fronting the Entrance Corridor street should be
parallel to the street. Building groupings should be arranged to parallel the
Entrance Corridor street.
c. Provisions should be made for connections to adjacent pedestrian and
vehicular circulation systems.
d. Open spaces should be tied into surrounding areas to provide continuity
within the Entrance Corridor.
e. If significant natural features exist on the site (including creek valleys,
steep slopes, significant trees or rock outcroppings), to the extent practical,
then such natural features should be reflected in the site layout. If the
provisions of Section 32.5.6.n of the Albemarle County 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 Grading
40
Site grading should maintain the basic relationship of the site to surrounding
10.Identify on the plan the
The retaining wall detail in the plan references
Identify on the plan the color
conditions by limiting the use of retaining walls and by shaping the terrain
material, manufacturer and
Anchor block. A tan/gray sample has been
proposed for the retaining
through the use of smooth, rounded land forms that blend with the existing
color proposed for the
provided, but the color name/number have not
walls.
terrain. Steep cut or fill sections are generally unacceptable. Proposed contours
retaining walls.
been provided on the plan.
on the grading plan shall be rounded with a ten foot minimum radius where
Coordinate site and
they meet the adjacent condition. Final grading should achieve a natural,
A retaining wall is shown on the north side of
architectural plans regarding
rather than engineered, appearance. Retaining walls 6 feet in height and taller,
the building on the architectural plans that
retaining walls on the north
when necessary, shall be terraced and planted to blend with the landscape.
does not show on the site plan.
side of the building.
41
No grading, trenching, or tunneling should occur within the drip line of any
5.If existing trees are
A permanent landscape maintenance
Show tree protection fencing
trees or other existing features designated for preservation in the final
proposed to remain on -site
easement is shown on the Fairfield Inn
on the landscape and grading
Certificate of Appropriateness. Adequate tree protection fencing should be
or off -site in the landscape
property. Approximately 30 existing trees are
plans.
shown on, and coordinated throughout, the grading, landscaping and erosion
easement after construction,
shown within the easement. Most of these are
and sediment control plans.
indicate their location, size
and species on the plan.
grouped approximately 140' from the EC
street.
Provide the tree conservation
checklist on a sheet of the site
42
Areas designated for preservation in the final Certificate of Appropriateness
should be clearly delineated and protected on the site prior to any grading
plan.
activity on the site. This protection should remain in place until completion
A tree conservation checklist was provided
of the development of the site.
separate from the site plan.
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 designed to fit into
None.
The existing site is nearly all impervious. A
None.
the natural topography to avoid the need for screening. When visible from the
stormwater detention facility is proposed
Entrance Corridor street, these features must be fully integrated into the
along the eastern property line. A drainage
landscape. They should not have the appearance of engineered features.
easement exists just east of the parcel.
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. The overall building design and the degree to which it reflects traditional architecture of the area
2. The appropriateness of proposed building materials and colors
3. Proposed landscaping on the north side of the building: coordination with the building design, the degree to which it softens the appearance of the walls
4. Perimeter parking lot trees at the southeast corner of the site
Staff offers the following comments on the proposal:
1. Provide for review samples for EIFS colors 4, 5 and 6.
2. Provide a darker shade for EIFS 1.
3. Continue the materials and colors shown on the front of the central tower on all sides of the tower.
4. Increase the proportion of masonry to EIFS, particularly on the north elevation.
5. Ensure that the material/color on the face of projecting bays wraps to the sides of those bays.
6. Include the standard window glass note on the architectural drawings. Visible light transmittance (VLT) shall not drop below 4001o. Visible light reflectance (VLR) shall not exceed 30010.
7. Provide the VLR for the glass sample that was submitted.
8. Revise the shrubs at the dumpster to include a mix of species with a minimum planting size of 24".
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9. Indicate on the drawings the color of the penthouse walls. Provide a color that minimizes noticeability.
10. Add the standard mechanical equipment note to the architectural drawings. Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated.
11. Revise the lighting plan to make it easily legible.
12. Include the cut sheets for the proposed light fixtures on a sheet of the site plan.
13. Revise the lighting plan to clearly indicate that proposed color for poles and fixtures. Bronze or black are recommended.
14. Add a note to the lighting plan to clarify that the 20' mounting height includes any bases that might be proposed.
15. Revise the lighting plan to include complete information on building -mounted lights.
16. Eliminate non -full -cutoff fixtures that emit 3,000 lumens or more.
17. Update the photometric plan to include ground -level illumination from building -mounted fixtures. Show that the building entrance is not over -illuminated.
18. Eliminate building -mounted light fixtures other than those required for safety/security.
19. 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 halffootcandle.
20. Include the signed tree conservation checklist on a sheet of the site plan.
21. Increase the plant species such that the number of proposed plants for any one species does not exceed 25% of the total proposed for that plant type (tree, shrub).
22. Revise the planting size of the large EC frontage shade trees to 31/2" caliper.
23. Intersperse flowering ornamental trees among the large EC shade trees.
24. Increase shrub planting height to a minimum of 24".
25. Add perimeter parking lot trees near the south end of the eastern property line where there are no easement conflicts.
26. Increase the variety of trees along the north side of the building and parcel.
27. Locate trees on the north side of the building to coordinate with the architectural design.
28. On the north side of the building, in areas where planting space is wider, pursue alternate grading and/or additional planter boxes to soften the appearance of the building's walls and to possibly
provide for larger -growing trees.
29. 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.
30. Identify on the plan the color proposed for the retaining walls.
31. Coordinate site and architectural plans regarding retaining walls on the north side of the building.
32. Show tree protection fencing on the landscape and grading plans.
33. Provide the tree conservation checklist on a sheet of the site plan.
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TABLE A This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing/Revision Date
SP1
Cover Sheet
4/3/2017
SP2
Notes & Details
4/3/2017
SP3
Overall Site Context Plan
4/3/2017
SP4
Existing Conditions/Demo Plan
4/3/2017
SP5
Existing Conditions/Demo Plan
4/3/2017
SP6
Layout Plan
4/3/2017
SP7
Grading Plan
4/3/2017
SP8
Off -site Layout and Grading Plan
4/3/2017
SP9
Landscape Plan
4/3/2017
SP10
Lighting Plan
4/3/2017
SP11
Sight Distance Plan & Profile
4/3/2017
SP12
Sanitary Sewer and Water Main Profiles
4/3/2017
SP13
Storm Sewer Profiles, Details & Computations
4/3/2017
SP 14
Details
4/3/2017
SP15
ACSA Details
4/3/2017
A200 —A206
Color architectural elevations
12/21/2016
4 sheets
Color elevations, 24" x 36"
-
A000-001, Al 10-114, A120-124, A130-
134, A140-144, A150-154, A160-162
Architectural Floor Plans
12/21/2016
-
Two partial plans showing building -mounted lighting; Lumark
NFFLD Night Falcon floodlight cut sheets
-
-
Site photos, perspective images, light fixture cut sheets
-
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COLNTY OF ALBEMARLE
laeparImrut of Community Dc• rlopmcoi
4)1 Rlriniirr (load. Nurih Win
CbarloHecvilk, Virginia 2'-%2 Y596
Fbapr [434)296--'W2 _ _ Fax 1-04} 9124126
Augwt :9.3016
htawk Drrwdv]]alg Seven
1420 Lr_ Jakson Hwy
Lynchburg, VA24t43
RE #RR241f117(Or','0 Springhill[Towne Place Smiles
❑ear _Mr. 11--"rdr-
The Albcrrearle eeurrt3 Arc' n"turgl Review Ro".x its meeting on Monday. Atigusl 15. 2016, Completed a
prel iminary -ev iew cof th c alxrn o noted request The Fkwd t xek the Folk+u ing a mars
Rmprdiuctie request far the specialeareption forthestephmest, rise RcK d h% a epee L44:0, fnrwar&,dtt.e
'el:�Twigg recammrndatiun to the K n-Ling Cninamnsinn
.l1w AJRD vecummends no :tbj.C.ian to Lhe-q-jcL: tar lfte spiral etcepliDr: for The skrioback.
R-PrAt&hd Ike reams fursprciml use prrmits tvriLe hptel asp mud pare strurtare. Lhr E3aard by
a vNe O - D- fl)rwsrti;� the fol 10% ire rzc.),MIIW[daliorl W tier Pbanine C'Omml3siun
'I he ARE rxomTs.nda nc ob eclion to the request I& the Srmrnrrevl parking.
• The ARR rem+rrn:Lrrids rig i,bj..:;ipn to tip: Karol use with the cumdiribrr dim wr7citnl planting aMb
and l2ndscr{rin8 be pr}x idcd on the ;nith.:ide ofthe ;wl.inp 1nr and ihrt north s.sip oflhv :mii4lling m
cnxgrmr J_e dmeloprnent into the coTidor. as de-er-nmed by the ARR.
R-?EArding the coneeutual desjan forAR)�2016-70; Spriumbill Towne Plan Suites - -Advisom key kw;
The ARR OfTeled LI fJlJv-ing comments en the conceptual drs:gn for futrac submikajs:
L Prpr idC NILAX910 Olid 44101' S F.A6 for F,' sit -
2. Provide a nix af,hruhn in an irrtptdar psr6tm U wrtcn the dLtmpitu iF.,'irm dK EC %FN-0.
3. Pre ide admrpslrr semen dulail in these[: plan. Shift Lhe pmtel Iimrorsbifl:he dmnpster location
so 1kW IW dumpster is enl alp -on Thu hoist puG�] a{Ym subdiv icion.
4. Clar4 on the drawingstht Imalion and appcarmoc of the ekvmor pemhause and arty a3-gxiated
equep—L
5- if exisrrng tress mr proposed to Fe - nn site ar off-sim m LW- hmdscW easement actor
ai.>Ssiructian, ipdicaie they iu.:L:r„ i.-� t�:J special un der plan
6. Add trrs 2' - :alfper at plan' [^_r, along t1tC SrN4i1ch5 §idt CfSle ;outherr S4X k55
;rope.
7- Revise iFLe plan ro do i-..- 7-': _ •.-. . [the trees to CTe added along Lhe EC frrmapt.
11 Increase ilre depth of iht Ih� ;OUIh side Of idw psrkutg ]Ot or Clain ko•r
Jr va�z will thrive in do-c ztir.imal ; ..t-�.- _r_a pent iced.
$ Ir11mvversc LmL,s slung •_ie na:.h siL. cr ih�: hlL:dmrg- partic.LUTN at t'Sc east end, and place them x
ennrdinara wilh thew h'r"fk,rttl
10. I&ntih, on the- plan the rc.armal. man_fscia r and tnr,Tr proWssed f— The rcrnnrny, w s Ilg
]neludc Ax stwtdelrd window Oms riote on the unftilecturdf drawings: ` Visible hor lransmitliwce
{V 1.'1') 5ht l I not drop below ON. Visible light ref1unttec (VLR) shall not exceed 30%-" Provide
specs and a glass sample for rcvicw-
12. Add Lhrstandard nrrchanical equipment note to the anchitccturaldrawinp: "Vrsibilityofall
Rnechanieal equipmulll from lhr Ealrame Condor Shull br eliminated."
You may suhmityour application Car cominued ARR review ai pour earlimi comeaience, Applic:ytion toms,
chcckhsts and sehedulre = available on-line at www.alt ertLarle.o g+ARFS_
Revised dTawill ps addressing the commcn[s lislud abuvc aTu Nq uimd. ]nc[ude updated ARfi revision dates ❑n
each drawing Please provide a rnerno including delaileJ respor&n indicaiirtg how each eumnL4u1 has bcuo
addmw . ]fphangCS other ThRin chase requeRled ]sore hreo lmdr, de-,lif lhose changes in 6memo hlgo.
HighlLghting the changes in the drawing with "c]avding" orhy r}Thcr Tncaaz will faell IlRie.ret•iew and approval.
]fyo,i hove any yur}buns concerning any of the abuvc, please hxl free to call me.
Sincerely, }
\lw-&aret Malisncwski
Prinicpal Planner
cc: S�Q
3002 6orkmar Drive
Charlo¢csviIIrVA 22901
Mike Myers
Dominion Enginecring
:72 S. Pantops Drive
CKT]011esville, VA 22911
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