HomeMy WebLinkAboutARB201700072 Staff Report 2017-09-05ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2017-72: HoIlymead Town Center Hotel - Initial Plan
Review Type
Initial Site Development Plan with an architectural review
Parcel Identification
032000000041D5
Location
Hollymead Town Center, Route 29 North
Zoned
Planned Development Mixed Commercial (PDMC), Entrance Corridor (EC)
Owner/Applicant
HTC Hotel LLC/Dba Comfort Inn & Suites (Neil Patel)/Shimp Engineering (Justin Shimp)
Magisterial District
Rio
Proposal
To construct a three-story hotel building.
Context
The hotel is proposed for a site in Hollymead Town Center, just south of the pond at Timberwood Blvd., north of Target and west of Bojangle's restaurant.
Visibility
The parcel is approximately 190' from the EC and the building will be very visible from the EC. Although its view will be partially blocked from the south by the
Target, and partially blocked by the one-story Bojangle's, it will be visible between Target and Bojangle's, above Bojangle's, across the ponds when at the intersection of
Route 29 and Timberwood Blvd., as well as from further north.
ARB Meeting Date
September 5, 2017
Staff Contact
Paty Satemye
PROJECT HISTORY
The ARB reviewed a proposal for a Comfort Inn and Suites hotel on this parcel between 2008 and 2010. Then ARB reviewed a conceptual plan in April 2017 in which the building design was
significantly different from the one previously submitted for review. The shape, design, signage, materials, as well as the relationship of the building to the pond, were substantially different with that
submission. The initial site plan currently under review is very similar the conceptual plan submitted in April of this year, althoujzh some design elements and colors have been changed.
DATE
APPLICATION/REVIEW TYPE
RESULT
April 3, 2017
ARB2017-13/ Conceptual Plan
ARB meeting & review comments (see attachment A for action letter)
April 23, 2010
ARB2008-160/Final Site Plan
Staff review comments
January 5, 2009
ARB2008-160/Final Site Plan
ARB meeting & review comments
October 6, 2008
ARB2008-116/Preliminary Site Plan
ARB meeting & review comments
ANALYSIS
Gray highlight = means the guideline can't be reviewed at initial site plan stage, but recommendations can be provided for final
Yellow highlight = means the guideline can only be reviewed for location/configuration at the initial plan stage
Regular text = means the guideline can be reviewed at initial plan stage, can be made a condition of initial plan approval, and can be the basis for denial
REF
GUIDELINE
4/3/2016 COMMENTS
CURRENT ISSUE
RECOMMENDATION
Structure design
1
The goal of the regulation of the design of development
See recommendations
The proposed hotel design does not have a discernable
See recommendations under #9.
within the designated Entrance Corridors is to insure that
under #9.
tie to the historic architecture of the area, but with
new development within the corridors reflects the traditional
appropriate materials, details, and texture it could
architecture of the area. Therefore, it is the purpose of ARB
promote orderly development along the EC.
review and of these Guidelines, that proposed development
within the designated Entrance Corridors reflect elements of
Proposed landscaping is included in the initial site plan.
design characteristic of the significant historical landmarks,
Careful landscaping is required to help integrate the
See recommendations under #7.
buildings, and structures of the Charlottesville and
hotel into the surroundings.
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
Charlottesville and Albemarle area experience these sites as
ensembles of buildings, land, and vegetation. In order to
accomplish the integration of buildings, land, and 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.
3
New structures and substantial additions to existing
See recommendations
The proposed hotel design does not have a strong tie to
See recommendations under #9
structures should respect the traditions of the architecture of
under #9.
the traditional architecture of the area. The design is
historically significant buildings in the Charlottesville and
clearly contemporary in style. However, the breaking
Albemarle area. Photographs of historic buildings in the
down of the mass of the building into a series of bays,
area, as well as drawings of architectural features, which
the use of a cornice, and making the entrance a focus of
provide important examples of this tradition are contained in
the design are features found in local historic buildings.
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.
5
It is also an important objective of the Guidelines to
See recommendations
Bojangle's (Figures 1), CVS (Figure 2), Target (Figure
See recommendations under #9.
establish a pattern of compatible architectural characteristics
under #9.
3) and Timberwood Commons (Figure 4) are the
throughout the Entrance Corridor in order to achieve unity
buildings located closest to the proposed hotel. All of
and coherence. Building designs should demonstrate
Consider replacing the
these buildings incorporate brick in their facades.
sensitivity to other nearby structures within the Entrance
Ivoire EIFS with a color
Bojangle's also incorporates a tan EIFS. The CVS
Corridor. Where a designated corridor is substantially
that does not have a
includes columns. Timberwood Commons is the most
developed, these Guidelines require striking a careful
yellow hue.
contemporary of the four utilizing a blue -grey EIFS.
balance between harmonizing new development with the
Therefore, the use of EIFS, the incorporation of
existing character of the corridor and achieving
masonry materials, and inclusion of design features that
compatibility with the significant historic sites in the area.
create the appearance of columns all increase the
buildings compatibility with the surrounding
10
Buildings should relate to their site and the surrounding
context of buildings.
architecture.
The primary building materials are EIFS and Hardie
Board. A minimum amount of stone veneer is used for
the bases of the porte cochere piers. A total of three
colors is proposed for the EIFS and siding. The Ivoire
color EIFS has been replaced with a Toasted Almond
color which has a tan rather than a yellow hue.
9
Building forms and features, including roofs, windows,
Provide a perspective
A perspective view of the hotel, from the intersection of
Increase the quantity of stone
doors, materials, colors and textures should be compatible
view showing the hotel in
Route 29 and Timberwood Blvd., was not provided.
(or other masonry material) in
with the forms and features of the significant historic
its proposed location as
the building, establishing a
buildings in the area, exemplified by (but not limited to) the
viewed from the EC at
The revised distribution of materials has further
masonry base, extending the full
buildings described in Appendix A [of the design
the intersection of Route
distanced the design from historic precedents. Masonry
length of the building, and/or
guidelines]. The standard of compatibility can be met
29 and Timberwood
has been removed from the base of the building
adding masonry in the bays
through scale, materials, and forms which may be embodied
Blvd.
(eliminating the base -middle -top historic pattern) and
above the base.
in architecture which is contemporary as well as traditional.
Hardie Board has been added in vertical bands.
The replication of important historic sites in Albemarle
Increase the level of
Although this siding adds some texture and detail, its
Revise detailing of the western
County is not the objective of these guidelines.
detail and texture in the
building elevations.
placement and distribution result in a striped effect that
does not reflect historic architecture of the area.
bay of the north elevation to
achieve greater consistency with
I I
The overall design of buildings should have human scale.
Scale should be integral to the building and site design.
the rest of the elevation.
Replace the EIFS at the
The side elevations of the building still appear to
Alternatively, add a tree to
2nd and Yd stories of the
entrance bay with stone.
incorporate large expanses of wall area. The applicant
has not added windows to the side elevation. Instead,
relieve the blankness (see
recommendation under #7).
12
Architecture proposed within the Entrance Corridor should
use forms, shapes, scale, and materials to create a cohesive
to address blankness, Hardie Board has been added and
whole.
Increase the quantity of
reveals have been added in the EIFS. The locations of
Revise the "Finish Legend" to
stone (or other masonry
some of the siding and reveals appear arbitrary.
include and differentiate
13
Any appearance of "blankness" resulting from building
design should be relieved using design detail or vegetation,
material) in other
between the Hardie Board and
or both.
building bays, possibly
extending the stone the
On the front elevation, the projecting bays are slightly
taller than the recessed bays. These bays are also
the EIFS that are both
"Sawdust" color. Ensure that
14
Arcades, colonnades, or other architectural connecting
devices should be used to unify groups of buildings within a
full height of the bay and
treated primarily with two wall colors that result in a
the labels on the elevations of
development.
along the full length of
striped effect. The color change breaks up the wall
the building specify a different
the base of the building.
mass, and the Hardi Board adds texture, but the design
label number for these two
15
Trademark buildings and related features should be modified
to meet the requirements of the Guidelines.
does not reflect historic architecture. The reintroduction
materials.
Additional use of the
of stone, along the whole base of the building and/or
Hardie Board to increase
above the base, could result in a more appropriate
Ensure that the dimension for
the level of detail and
appearance. See Figure 12 for an example of a Comfort
the "Top of Parapet" of the
texture may be beneficial.
Inn & Suites hotel that incorporates a more extensive
entrance extends to the actual
use of masonry that results in a more traditional
top of parapet.
Add windows to the east
appearance.
end of the north and
south elevations to
The materials are identified on the drawings, and
reduce blankness.
samples have been provided. The "Finish Legend" lists
"Sawdust" but does not differentiate between two
Reconsider the detailing
different materials, the Hardie Board and some of the
and distribution of colors
EIFS, which are the same color.
and materials to increase
compatibility and
The dimension for the "Top of parapet" on the front
cohesiveness.
elevation does not appear to extend to the full height of
the parapet.
16
Window glass in the Entrance Corridors should not be highly
Submit a window glass
A window frame and glass sample have been submitted
Provide information on the VLT
tinted or highly reflective. Window glass in the Entrance
sample and specs with
with a specs sheet for the frame.
and VLR ratings for the window
Corridors should meet the following criteria: Visible light
the next submission.
glass. Ensure that the glass
transmittance (VLT) shall not drop below 40%. Visible light
No information on the VLT or VLR ratings of the glass
meets the required limits.
reflectance (VLR) shall not exceed 30%. Specifications on
Add the standard window
has been provided.
the proposed window glass should be submitted with the
glass note to the drawings
Add the standard window glass
application for final review.
with the next submission.
The window glass note will be needed on the drawings.
note to the drawings with the
next submission: Visible light
transmittance (VLT) shall not
drop below 40%. Visible light
reflectance (VLR) shall not
exceed 30%.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated
Specify on the elevation
HVAC units are proposed beneath the windows. To
Revise the louver color note on
into the overall plan of development and shall, to the extent
drawings the color
minimize impacts, the units should match the wall color
the elevation drawings to
possible, be compatible with the building designs used on
proposed for the HVAC
directly above the window, which is sawdust (6158).
specify that HVAC units will be
the site.
units below the windows.
Ensure that the color of
Some units are adjacent to sawdust walls; some are
adjacent to toasted almond -colored walls.
sawdust colored. Ensure that
the color of the HVAC units in
18
The following should be located to eliminate visibility from
the Entrance Corridor street. If, after appropriate siting, these
the HVAC units matches
Consequently, The note should specify that the HVAC
the architectural rendering are
features will still have a negative visual impact on the Entrance
the color of the walls.
units are sawdust colored.
shown as sawdust.
Corridor street, screening should be provided to eliminate
visibility.
Show the location of all
Although there is a note that specifies that "All roof
Show the location of all
a. Loading areas, b. Service areas, c. Refuse areas, d. Storage
mechanical equipment
mechanical units to be screened by building parapet" no
mechanical equipment and
areas, e. Mechanical equipment, f. Above -ground utilities,
and accessory structures,
mechanical equipment or accessory structures are
accessory structures, including
and g. Chain link fence, barbed wire, razor wire, and similar
including rooftop
shown on the drawings. The locations and sizes are
rooftop equipment and
security fencing devices.
equipment and equipment
associated with elevators,
needed (including equipment associated with elevators)
to determine impacts.
equipment associated with
elevators, on the plans. Show
19
Screening devices should be compatible with the design of
the buildings and surrounding natural vegetation and may
on the plans. Show how
how visibility of the equipment
consist of: a. Walls, b. Plantings, and c. Fencing.
visibility of the
No loading, service or storage areas are specified on the
and accessory structures will be
equipment and accessory
plans. No ground level equipment is shown on the
eliminated from the EC.
structures will be
plan.
eliminated from the EC.
Locate loading, service and
storage areas on the plans. Show
how visibility of these features
will be eliminated.
20
Surface runoff structures and detention ponds should be
Not at this time
The existing stormwater pond will be used for
None.
designed to fit into the natural topography to avoid the need
stormwater drainage.
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
Add the standard
The standard mechanical equipment note will be needed
Add the standard mechanical
architectural plan: "Visibility of all mechanical equipment
mechanical equipment
on the plan.
equipment note to both the site
from the Entrance Corridor shall be eliminated."
note to the plan with the
and architectural plans with the
next submission.
next submission.
Lighting
22
Light should be contained on the site and not spill over onto
Provide a complete
A portion of the parking lot is located on the EC side of
Provide information on any
adjacent properties or streets,
lighting plan for review.
the hotel. This location will make the illumination from
lighting for the porte cochere
Limit illumination levels
the parking lot lights visible from the EC. The
and its related elements. Limit
under the porte cochere,
illumination from the parking lot lights on the west side
illumination levels under the
its related elements, the
of the building will also be visible from the intersection
porte cochere, and its related
parking lots and the
of Route 29 and Timberwood Blvd., as well as from
elements, to 20 fc maximum.
travelways to 20 fc
further north.
Include all building- and
maximum. Include all
ground -mounted lights in the
building— and ground-
The maximum footcandles specified on the lighting
lighting plan.
23
Light should be shielded, recessed or flush -mounted to
eliminate glare. All fixtures with lamps emitting 3000
mounted lights in the
plan is 8.9. However, no information is supplied for
"Lamp"
lumens or more must be full cutoff fixtures.
lighting plan.
lamps in the porte cochere. Illumination under the
porte cochere and its related elements, should not
Provide information for
the LSI Industries light fixture
24
Light levels exceeding 30 footcandles are not appropriate for
display lots in the Entrance Corridors. Lower light levels
exceed 20 fc.
light in the lighting schedule.
will apply to most other uses in the Entrance Corridors.
Light fixtures are above 3,000 lumems, but they are
25
Light should have the appearance of white light with a warm
also full cut off.
soft glow; however, a consistent appearance throughout a
site or development is required. Consequently, if existing
Two of the light fixtures specified are metal halide,
lamps that emit non -white light are to remain, new lamps
which provide a white light. The third fixture is LED
may be required to match them.
and no light color is specified. A consistent appearance
26
Dark brown, dark bronze, or black are appropriate colors for
throughout the site is required. This could be achieved
free-standing pole mounted light fixtures in the Entrance
by using the same lamp type.
Corridors.
Dark bronze is specified for the light fixtures and light
27
The height and scale of freestanding, pole -mounted light
fixtures should be compatible with the height and scale of
poles.
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
The height of the pole -mounted light fixtures is
exceed 20 feet, including the base. Fixtures that exceed 20
specified at a total of 20' from finished grade.
feet in height will typically require additional screening to
achieve an appropriate appearance from the Entrance
The lighting plan note has been provided.
Corridor.
No "Lamp" information is provided for the LSI
28
In determining the appropriateness of lighting fixtures for
the Entrance Corridors, the individual context of the site will
Industries light fixture.
be taken into consideration on a case by case basis.
29
The following note should be included on the lighting 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."
30-
light used for decorative effect shall:
No decorative lighting has been proposed.
None.
32
Landscaping
7
The requirements of the Guidelines regarding landscaping
Provide a complete
Interior roads, parking, and accessways included in the
Provide an offsite planting
are intended to reflect the landscaping characteristic of many
landscape plan for
initial site plan extend beyond the existing parcel
easement to meet the EC
of the area's significant historic sites which is characterized
review. Provide sufficient
boundary into TMP 32-41D6, which has a different
landscape requirements.
by large shade trees and lawns. Landscaping should promote
planting areas for all
owner. Therefore, an offsite planting easement will be
visual order within the Entrance Corridor and help to
required landscaping.
needed to meet the EC landscape requirements.
Provide street trees along both
integrate buildings into the existing environment of the
sides of all interior roads spaced
corridor.
Note that an offsite
planting easement will be
There are insufficient street trees proposed along both
sides of all interior roads. A calculation for the street
40' on center or provide the
required information on existing
8
Continuity within the Entrance Corridor should be obtained
by planting different types of plant materials that share
needed to meet the EC
trees was not provided.
trees that are being utilized to
similar characteristics. Such common elements allow for
landscape requirements.
meet the minimum
more flexibility in the design of structures because common
The site plan shows utilities being realigned. Some of
requirements.
landscape features will help to harmonize the appearance of
Specify plantings at the
those realignments are limiting the areas available for
development as seen from the street upon which the Corridor
base of the building that
the required landscaping.
If existing trees are to be
is centered.
are of sufficient height to
be seen from the EC.
There is insufficient landscape area on the north side of
utilized to meet requirements
then show them as preserved,
32
Landscaping along the frontage of Entrance Corridor streets
should include the following:
They must be visible in
the building for the required street trees. Shifting the
provide the signed conservation
a. Large shade trees should be planted parallel to the
order to soften the
hotel to the south would allow for sufficient landscape
checklist, and provide tree
Entrance Corridor Street. Such trees should be at least 3'/z
appearance of the
area on the north side of the building.
protection fencing throughout
inches caliper (measured 6 inches above the ground) and
exterior walls and
the grading, landscaping and
should be of a plant species common to the area. Such trees
mitigate the wall's
No street trees are provided on the south side of the
E&SC plan sheets.
should be located at least every 35 feet on center.
blankness.
property adjoining Target. There are existing trees on
b. Flowering ornamental trees of a species common to the area
the adjoining property but they are not shown on the
Provide a street tree calculation,
should be interspersed among the trees required by the
site plan. If existing landscaping is utilized to meet
specifying linear feet of street
preceding paragraph. The ornamental trees need not alternate
requirements, that landscaping must be preserved and
and the number of trees required
one for one with the large shade trees. They may be planted
all preservation requirements must be specified and
in order to provide one tree
among the large shade trees in a less regular spacing pattern.
provided.
every 40' on both sides of the
c. In situations where appropriate, a three or four board fence
streets.
or low stone wall, typical of the area, should align the
The trees along the perimeter of the parking lot can be
frontage of the Entrance Corridor street.
utilized to meet the street tree requirement when the
Relocate proposed utilities to
d. An area of sufficient width to accommodate the foregoing
parking lot perimeter is also the edge of the street.
reduce their impact on the
plantings and fencing should be reserved parallel to the
However, the perimeter trees cannot be utilized to meet
landscaping areas.
Entrance Corridor street, and exclusive of road right-of-way
the requirements for the interior tree requirement.
and utility easements.
The information provided on the required and provided
Adjust the location of the
building to increase the planting
33
Landscaping along interior roads:
a. Large trees should be planted parallel to all interior roads.
landscaping includes many errors and is incomplete.
area on the north side of the
Such trees should be at least 2'/z inches caliper (measured six
No entrance corridor streets are part of this site plan.
building and add shrubs and
inches above the ground) and should be of a plant species
No parking "display spaces" are included in the parking
trees to further mitigate the
common to the area. Such trees should be located at least
lot. The quantity of trees and shrubs provided in the
blankness.
every 40 feet on center.
schedule is incorrect on 5 of the plants specified. No
calculation is provided for the length of the interior
Revise the proposed landscape
34
Landscaping along interior pedestrian ways:
a. Medium trees should be planted parallel to all interior
streets and the resulting number of required street trees.
schedule, landscape required
pedestrian ways. Such trees should be at least 2%2 inches
When calculating the number of required trees a
and landscape provided to meet
caliper (measured six inches above the ground) and should
fraction should be rounded up and not down. The
all requirements and eliminate
be of a species common to the area. Such trees should be
sidewalk along the south side of the building appears to
errors.
located at least every 25 feet on center.
be treated as a "pedestrian way" but the sidewalks on
the other three sides of the building are not included.
Add shrubs on the east side of
35
Landscaping of parking areas:
a. Large trees should align the perimeter of parking areas,
The sizes of the screening shrubs are not consistent
the building to further mitigate
located 40 feet on center.
between the landscape schedule and the description in
blankness.
Trees should be planted in the interior of parking areas at the
the "Landscaping Required".
rate of one tree for every 10 parking spaces provided and
Limit the number of proposed
should be evenly distributed throughout the interior of the
Landscaping has been proposed along the base of the
plants for any one species to
parking area.
building which will somewhat soften the appearance of
25% of the total proposed for
b. Trees required by the preceding paragraph should measure
exterior walls and mitigate the blankness of certain
that plant type (tree, shrub).
2%inches caliper (measured six inches above the ground);
sections of the walls. However, the majority of the
should be evenly spaced; and should be of a species common
plantings are perennials. No shrubs have been proposed
Ensure that any loading, service
to the area. Such trees should be planted in planters or
and there are no trees along the north side of the
or storage area and ground level
medians sufficiently large to maintain the health of the tree
building.
mechanical equipment is
and shall be protected by curbing.
screened and integrated into the
c. Shrubs should be provided as necessary to minimize the
In the proposed landscape schedule there are a total of
site with appropriate
parking area's impact on Entrance Corridor streets. Shrubs
81 shrubs and 25 trees specified. 41 of the shrubs are
landscaping. Alternatively,
should measure 24 inches in height.
Compact Glossy Abelia and 10 of the trees are
Oklahoma Redbud, which are both more than 25% of
specify if none are proposed.
36
Landscaping of buildings and other structures:
a. Trees or other vegetation should be planted along the front
the proposed plant type. No single species should
of long buildings as necessary to soften the appearance of
comprise more than 25% of any one plant type.
exterior walls. The spacing, size, and type of such trees or
vegetation should be determined by the length, height, and
No loading, service or storage areas are specified on the
blankness of such walls.
plans and no ground level equipment is shown on the
b. Shrubs should be used to integrate the site, buildings, and
plan. Shrubs should be used to integrate and screen
other structures; dumpsters, accessory buildings and
these areas if they are provided.
structures; "drive thru" windows; service areas; and signs.
Shrubs should measure at least 24 inches in height.
37
Plant species:
a. Plant species required should be as approved by the Staff
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 plant heath note has been provided.
None.
The following note should be added to the landscape 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.,,
Development pattern and site grading
6
Site development should be sensitive to the existing natural
Please note that the
The site is already graded and no trees remain within
See the other recommendations
landscape and should contribute to the creation of an
proposal must meet the
the area of the proposed work, which is to the south and
in this report regarding building
organized development plan. This may be accomplished, to
requirements of the COD
west of the existing interior road.
details and textures.
the extent practical, by preserving the trees and rolling
including the maximum
terrain typical of the area; planting new trees along streets
square feet of non-
The natural features of the pond, and the trees along the
and pedestrian ways and choosing species that reflect native
residential uses.
access road that wrap around the pond, will somewhat
forest elements; insuring that any grading will blend into the
mitigate the height of the building when viewed
surrounding topography thereby creating a continuous
landscape; preserving, to the extent practical, existing
significant river and stream valleys which may be located on
the site and integrating these features into the design of
surrounding 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.
See the other
recommendations in this
report regarding building
details and textures.
diagonally across the pond from the EC. However, the
north elevation of the building does not have sufficient
detail and texture to minimize its massing and impact.
39
The relationship of buildings and other structures to the
Provide pedestrian
An existing sidewalk and travelway wraps around the
None.
Entrance Corridor street and to other development within the
connectivity within the
pond creating a connection between the subject parcel,
corridor should be as follows:
site and to existing,
Timberwood Blvd., Bo'angle's and the vacant lot to the
a. An organized pattern of roads, service lanes, bike paths,
proposed or future
northwest.
and pedestrian walks should guide the layout of the site.
sidewalks on the
b. In general, buildings fronting the Entrance Corridor street
adjoining parcels in the
Sidewalks have been proposed around three quarters of
should be parallel to the street. Building groupings should be
next submission.
the hotel perimeter and have one connection, including
arranged to parallel the Entrance Corridor street.
a crosswalk, to the existing sidewalk adjacent to the
c. Provisions should be made for connections to adjacent
stormwater pond.
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.
10
Site Grading
40
Site grading should maintain the basic relationship of the site
Submit required
The site was previously graded and natural topography
If existing trees are to be
to surrounding conditions by limiting the use of retaining walls
information on site
no longer exists. Minimal grading is proposed with the
utilized to meet requirements
and by shaping the terrain through the use of smooth, rounded
grading and drainage
development. No retaining walls are proposed. Grade
then show them as preserved,
land forms that blend with the existing terrain. Steep cut or fill
patterns with the next
changes are occurring across the building foundation
provide the signed conservation
sections are generally unacceptable. Proposed contours on the
submission.
and along sidewalks and travelways.
checklist, and provide tree
grading plan shall be rounded with a ten foot minimum radius
protection fencing throughout
where they meet the adjacent condition. Final grading should
No information is provided on the existing trees on the
the grading, landscaping and
achieve a natural, rather than engineered, appearance.
adjoining site to the south, which may be needed to
E&SC plan sheets.
Retaining walls 6 feet in height and taller, when necessary,
meet the street tree requirements because of the utility
shall be terraced and planted to blend with the landscape.
easement conflicts on the south side of the subject
parcel. Since there are proposed utility realignments
41
No grading, trenching, or tunneling should occur within the
drip line of any trees or other existing features designated for
within 12' of the south property line, and if the existing
preservation in the final Certificate of Appropriateness.
trees on the adjoining site are used to meet the street
Adequate tree protection fencing should be shown on, and
tree requirements, the trees will need to be preserved,
coordinated throughout, the grading, landscaping and erosion
and appropriate measures shown on the plan.
and sediment control plans.
The site is drained directly to the existing stormwater
42
Areas designated for preservation in the final Certificate of
Appropriateness should be clearly delineated and protected
management pond.
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
drainage patterns) should be incorporated into the finished
site to the extent possible.
Signs
Internally illuminated
Signage is reviewed and approved by separate submission.
Note that a separate sign
channel letters are
However, the following preliminary comments are
application will be required.
recommended for the text
provided.
portion of the sign.
One sign is shown on the east elevation of the building
Reduce the number of
and another sign is shown on the north elevation of the
colors in the sign to 3.
building, both of which would be visible from Route 29.
Remove the blue
The sign types appear to be consistent with the EC
background of the sign.
guidelines.
The graphic should either
The signs appears to have five colors. The use of three
have no illumination or be
colors or fewer is more appropriate for signs in the
externally illuminated.
Entrance Corridor. Additional colors may be approved if
they contribute to a balanced and unified sign design.
The graphic should be
reduced in size.
External illumination or no illumination is preferred for
sign graphics and logos.
In both cases the graphic appears over -scaled in relation to
the text of the sign.
12
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The view of the hotel from the EC.
2. The level of detail and texture shown in the elevations.
3. The lack of windows, and the level of detail, in the north elevation.
4. The minimal landscaping on the north side of the building.
5. The color of the 14VAC units and whether they should be the same color as the wall above the window or the same color as the adjacent wall.
Staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee:
• Regarding requirements to satisfy the design guidelines as per § 18-30.6.4c(2), (3) and (5) and recommended conditions of initial plan approval:.
1. Provide street trees along both sides of all interior roads spaced 40' on center or provide the required information on existing trees that are being utilized to meet the minimum
requirements.
2. If existing trees are to be utilized to meet requirements then show them as preserved, provide the signed conservation checklist, and provide tree protection fencing throughout the grading,
landscaping and E&SC plan sheets.
3. Relocate proposed utilities to reduce their impact on the landscaping areas.
4. Adjust the location of the building to increase the planting area on the north side of the building and add shrubs and trees to further mitigate the blankness.
5. A Certificate of Appropriateness is required prior to final site plan approval.
• Regarding recommendations on the plan as it relates to the guidelines:
None.
• Regarding conditions to be satisfied prior to issuance of a grading permit:
1. If existing trees are to be utilized to meet requirements then show them as preserved, provide the signed conservation checklist, and provide tree protection fencing throughout the grading,
landscaping and E&SC plan sheets.
13
Regarding the final site plan submittal:
1. Increase the quantity of stone (or other masonry material) in the building, establishing a masonry base, extending the full length of the building, and/or adding masonry in the bays above
the base.
2. Revise detailing of the western bay of the north elevation to achieve greater consistency with the rest of the elevation. Alternatively add a tree to relieve the blankness.
3. Revise the "Finish Legend" to include and differentiate between the Hardie Board and the EIFS that are both "Sawdust" color. Ensure that the labels on the elevations of the building specify a
different label number for these two materials.
4. Ensure that the dimension for the "Top of Parapet" of the entrance extends to the actual top of parapet.
5. Provide information on the VLT and VLR ratings for the window glass. Ensure that the glass meets the required limits.
6. Add the standard window glass note to the drawings with the next submission: Visible light transmittance (VLT) shall not drop below 40%. Visible light reflectance (VLR) shall not exceed
30%.
7. Revise the louver color note on the elevation drawings to specify that HVAC units will be sawdust colored. Ensure that the color of the HVAC units in the architectural rendering are
shown as sawdust.
8. Show the location of all mechanical equipment and accessory structures, including rooftop equipment and equipment associated with elevators, on the plans. Show how visibility of the
equipment and accessory structures will be eliminated from the EC.
9. Locate loading, service and storage areas on the plans. Show how visibility of these features will be eliminated.
10. Add the standard mechanical equipment note to both the site and architectural plans with the next submission.
11. Provide information on any lighting for the porte cochere and its related elements. Limit illumination levels under the porte cochere, and its related elements, to 20 fc maximum. Include all
building— and ground- mounted lights in the lighting plan.
12. Provide "Lamp" information for the LSI Industries light fixture light in the lighting schedule.
13. Provide an offsite planting easement to meet the EC landscape requirements.
14. Provide a street tree calculation, specifying linear feet of street and the number of trees required in order to provide one tree every 40' on both sides of the streets.
15. Revise the proposed landscape schedule, landscape required and landscape provided to meet all requirements and eliminate errors.
16. Limit the number of proposed plants for any one species to 25% of the total proposed for that plant type (tree, shrub).
17. Add shrubs on the east side of the building to further mitigate blankness.
18. Limit the number of proposed plants for any one species to 25% of the total proposed for that plant type (tree, shrub).
19. Ensure that any loading, service, or refuse areas and ground level mechanical equipment is screened and integrated into the site with appropriate landscaping.
20. Note that a separate sign application will be required.
14
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
Cl of 6
Initial Site Plan - Cover Sheet
7/31/2017
C2 of 6
Initial Site Plan — Existing Conditions
7/31/2017
C3 of 6
Initial Site Plan — Site Development Plan
7/31/2017
C4 of 6
Initial Site Plan — Utility Plan & Grading
7/31/2017
C5 of 6
Initial Site Plan — Landscaping Plan
7/31/2017
C6 of 6
Initial Site Plan — Lighting Plan
7/31/2017
Al.1
Comfort Suites, Charlottesville, VA
4/17/2017 / 7/7/2017
A4
Comfort Inn & Suites, Charlottesville, VA
7/10/2017
A5
Comfort Suites, Charlottesville, VA
7/10/2017
Material Samples: STO EIFS — Toasted Almond PP 414-3; STO EIFS — Sawdust SW
6158; STO EIFS — Navajo White SW 6126; Hardie Board Rain Screen — Sawdust SW
6158; Stonecraft - Ledgestone Chardonnay; Tubelite 14000 series flush glaze window.
15
Figure 1: Bojangle's Restaurant
16
.A'
-. vKMrC-.it►�u�9PI ._ram-Y
Figure 2: CVS
17
Figure 3: Target
18
Charlottesville
Pediatric Dentistry
ifs..
i
�t�
Figure 5: View of site from the near side of EC, between Target & Bojangle's.
20
Figure 6: View of site from far side of EC, between Target and Bojangle's.
21
m Lam'
tw
ALL
low
t
WON,
Figure 8: View of the site from the far side of the intersection of Route 29 and Timberwood Blvd.
23
f
Figure 9: View of the site from diagonally across the intersection of Route 29 and Timberwood Blvd.
24
Figure 10: View of the site from the far side of Route 29 and a little further north than the intersection of Route 29 and Timberwood Blvd (summer).
25
Figure 11: View of the site from the far side of Route 29 and a little further north than the intersection of Route 29 and Timberwood Blvd (winter).
26
l�+-tom r r r r r r r r
Figure 12: Example of use of stone in Comfort Inn & Suites buildings
27
T
trRaNt
COUNT'v OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-1596
Phone (434)196-5R42 Fax
April 7, 2017
HTC Hotel LLC•'dba Comfort Inn A Suites
c/o Neil Patel
8901 Brook Road
Glen Allen VA 23060
RE: ARB-201743: Comfort Inn k Suites
Dcar Mr. Patel,
972-4126
The Albemarle County Architectural Review Board, at its meeting on April 3, 2017, completed a preliminary
review of the above-nolcd request to construct a three-story hotel building, The Board offered the following
comments for the benefit of the applicant's neat submittal. Please note that the following comments are those
that have been identified at this time. Additional comments may be added or eliminated based on further
review and changes to the plan.
1. Consider replacing the lvoire EIPS with a color that does not have a yellow but.
2. Provide a perspcctive view showing the hotel in its proposed location as viewed from the EC at the
intersection of Route 29 and Timberwood Blvd. Include landscaping.
3. Increase the level of detail and texture in the building elevations. Consider the proportion ofmasonry
to the windows, and the overall massing of the building. Consider modifying the proportion of the
cap/comicc of the building.
4. Replace the EIFS at the 2nd and 3rd stories of the entrance bay with stone.
5. Consider increasing the quantity of stone (or other masonry material) in otter building bays, possibly
extending the stone the full height of the bay and along the full length of the base of the building.
6. Consider additional use of the Hardie Board to increase the level of detail and texture.
7. Consider adding windows to the east end of the north and south elevations to reduce blankness.
8. Reconsider the detailing and distribution of colors and materials to increase compatibility and
cohesiveness.
9. Submit a window glass sample and specs with the next submission.
10. Add the standard window glass note to the drawings with the next submission.
11. Specify on the elevation drawings the color proposed for the HVAC units below tic windows. Ensure
that the color of the HVAC unit.% matches the color of the walls.
12. Show the location of al I mechanical equipment and accessory structures, including rooftop equipment
and equipment associated with elevators, no the plans. Show how visibility of the equipment and
accessory structures will be eliminated from the EC.
13. Add the standard mechanical equipment note to the plan with the next submission.
14, Provide a complete lighting plan for review. Limit illumination levels wider the pane cochere, its
related elements, the parking lots and the travetways to 20 fc maximum. Include all building- and
ground -mounted lights w the lighting plan.
15. Provide a complete landscape plan for review. Provide sufficient planting areas for all required
landscaping.
Attachment A: ARB2017-13 Action Letter
16. Note that an offsite planting casement will be needed to meet the EC landscape requirements.
17. Specify plantings at the base of the building that are of sufficient height to be seen from die EC. They
must be visible in order to soften the appearance of the exterior walls and mitigate the wail's
blankness.
18. Please now that the proposal must meet the requirements of the COD including the maximum square
foci of non-residential rases.
19. Provide pedestrian connectivity within the site and to existing, proposed or future sidewalks on the
adjoining parcels in die next submission.
20. Submit required information on site grading and drainage patterns with the next submission.
21. Internally illuminated channel letters are recommended for the text portion of the sign.
22. Reduce the number of colors in the sign to three. Remove the blue background of the sign.
23. The graphic should either have no illumination or be externally illuminated.
24. The graphic should be reduced in size.
You may submit your application for continued ARB review at your earliest convenience. Application forms,
checklists and schedules arc available on-line at www.albemarlc.org,'ARB.
Revised drawings addressing the comments listed above arc required. Include updated ARB revision dates on
each drawing. Please; provide a memo including detailed responses indicating how each comment has been
addressed. If changes other than those requested have been made, identify those changes in the memo also.
Highlighting the changes in the drawing with "clouding" or by other means will facilitate review and approval.
If you have any questions concerning any of the above, please feel free to call mc.
Sincerely, _
I'my'Satern
Senior Plaritler
cc: Justin Shimp
Shimp Enginecrmg
201 E Main Street, Suite M
Charlottesville VA 22902
File
28