HomeMy WebLinkAboutARB201800072 Staff Report 2018-06-261
ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name ARB-2018-72: Pantops Corner Initial Site Plan
Review Type Initial Site Development Plan, First review of an architectural design for the hotel
Parcel Identification 078000000005A0, 078000000005B0, 078000000005G1
Location On the north side of Richmond Road (Rt. 250 east) across from People Place
Zoned Highway Commercial (HC)/Entrance Corridor (EC)
Owner/Applicant Pantops Corner LC/Shimp Engineering (Justin Shimp)
Magisterial District Rivanna
Proposal To construct a 5-story hotel and a retail building with associated site improvements.
Context The site of the proposed development is surrounded by a mix of retail, office and residential development.
Visibility The hotel will be visible from both the Rt. 250 and Rt. 20 Entrance Corridors.
ARB Meeting Date July 2, 2018
Staff Contact Margaret Maliszewski
PROJECT HISTORY
Multiple pre-application conferences were held for a hotel development at this site in late 2017 and early 2018. Staff recommended that the
applicant submit preliminary architectural designs early in the process to get feedback from the ARB on the hotel design.
In 2016 and 2017 the ARB completed multiple reviews of a LIDL grocery store at this site. That application has been withdrawn.
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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 ISSUE RECOMMENDATION
Structure design
1 The goal of the regulation of the design of development
within the designated Entrance Corridors is to insure that
new development within the corridors reflects the
traditional architecture of the area. Therefore, it is the
purpose of ARB review and of these Guidelines, that
proposed development within the designated Entrance
Corridors reflect elements of design characteristic of the
significant historical landmarks, buildings, and structures
of the Charlottesville and Albemarle area, and to promote
orderly and attractive development within these corridors.
Applicants should note that replication of historic structures
is neither required nor desired.
Two options are illustrated for the building design.
In both designs, the building is 5 stories tall with a
single bay, three-story wing on the west elevation,
that is provided to meet the stepback requirement.
(For each story that begins above 40’ in height, or
for each story above the third story, whichever is
less, the minimum stepback shall be 15’.) Both
options have: 1) an off-center, 4-bay, brick-framed,
EIFS-faced entrance element that projects forward
from the main building wall; 2) north and south
elevations with brick-faced walls at the three lower
stories and EIFS walls above; 3) side elevations
with brick-faced walls at the lower 2 stories and
EIFS walls above; and 4) a fenced patio on the
north side and a porte cochere with an angled roof
supported by stone-faced columns on the south
side.
The primary difference in the designs is that
Option 1 has a hipped roof with rectangular tower-
like elements at the building corners, extending up
from the third story, and Option 2 transforms the
towers into oversized stepped gables at the ends of
the building. In both cases the roof has a deep
overhang on the north and south elevations.
The various elements of the design and the
materials and colors contribute to a “busy” and
uncoordinated appearance. The stepped gable
doesn’t have a strong local precedent, appears
overscaled, and further contributes to the lack of
The stepped gables of
Option 2 are not
appropriate for the EC.
Revise the corner towers
of Option 1 so that they
appear more fully as
towers or eliminate them.
Revise the EIFS material
and detailing of the
entrance bay to better
reflect the importance of
the entrance function.
Note on the elevation
drawings that the vents at
the windows will be
colored to match the
adjacent wall surface.
Refine and simplify the
hotel design to establish
greater coordination of
architectural elements
throughout.
Clarify the proposed
shingle color and note it
consistently throughout
the drawings.
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
structures should respect the traditions of the architecture
of historically significant buildings in the Charlottesville
and Albemarle area. Photographs of historic buildings in
the area, as well as 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
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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.
coordination.
The brick proposed for the base of the building is a
tie to a traditional building material in the county,
but overall the design does not have a strong
connection to the historic architecture of the area.
The architectural elevations note gray dimensional
shingles for the roof; the renderings show brown
shingles.
The addition of a three-story wing on the east end
of the building would balance the design and make
it more consistent with some historic precedents.
The entrance bay of the hotel is emphasized by a
brick surround, increased height, and a projection
out from the main wall of the building. The
material (EIFS) and apparent lack of texture and
detail in the wall surface are not consistent with the
importance of the entrance function.
Note that architectural elevations for Building A
were not submitted with the Initial Plan; however,
staff recently met with the applicant to view
preliminary designs. Based on the materials and
details presented, staff recommended that the
applicant provide the elevations for a work session
level review with the ARB. These drawings will be
forwarded to the ARB as soon as they are made
available.
9 Building forms and features, including roofs, windows,
doors, materials, colors and textures should be compatible
with the forms and features of the significant historic
buildings in the area, exemplified by (but not limited to)
the buildings described in Appendix A [of the design
guidelines]. The standard of compatibility can be met
through scale, materials, and forms 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 compatible architectural
characteristics throughout the Entrance Corridor in order
to achieve unity and coherence. Building designs should
demonstrate sensitivity to other nearby structures within
the Entrance Corridor. Where a designated corridor is
substantially developed, these Guidelines require striking
The proposed hotel will appear considerably larger
(at approx. 210’ x 65’) and taller (at approx. 74’
tall) than the buildings on the adjacent properties
(Goodwill, Malloy Ford, Flow Auto) and will
appear considerably different in form, style and
detail. The building height is more consistent with
the Virginia National Bank building across Rt. 250
None at this time.
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a careful balance between harmonizing new development
with the existing character of the corridor and achieving
compatibility with the significant historic sites in the area.
to the south. Future buildings in the Pantops Corner
development could be designed to be compatible
with the hotel. Future buildings will also serve to
limit visibility of the hotel. 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 integral to the building and site design.
Details and treatments employed to help establish
human scale include: material and color changes,
brick banding, and projections.
None.
12 Architecture proposed within the Entrance Corridor
should use forms, shapes, scale, and materials to create a
cohesive whole.
The proposed design incorporates a number of
different forms, details, materials and colors. A
greater level of coordination among these elements
would establish more of a cohesive whole.
Refine and simplify the
hotel design to establish
greater coordination of
architectural elements
throughout.
13 Any appearance of “blankness” resulting from building
design should be relieved using design detail or
vegetation, or both.
In both hotel designs, blankness in the end
elevations is relieved by a single, central bay of
windows and changes in materials and colors. It is
anticipated that most of the eastern elevation will
not be visible from the EC.
None.
14 Arcades, colonnades, or other architectural connecting
devices should be used to unify groups of buildings within
a development.
The nearest building to the hotel that is proposed at
this time is 500’ away. No connecting devices are
provided.
None.
15 Trademark buildings and related features should be
modified to meet the requirements of the Guidelines.
The proposed design is a Holiday Inn Express &
Suites standard with some revisions made in an
attempt to address local context and requirements.
See recommendations
above.
16 Window glass in the Entrance Corridors should not be
highly tinted or highly reflective. Window glass in the
Entrance Corridors should meet the following criteria:
Visible light transmittance (VLT) shall not drop below
40%. Visible light reflectance (VLR) shall not exceed
30%. Specifications on the proposed window glass should
be submitted with the application for final review.
Window glass is not addressed in this submittal. Include the standard
window glass note on the
drawings and provide
specs for review.
Accessory structures and equipment
17 Accessory structures and equipment should be integrated
into the overall plan of development and shall, to the
extent possible, be compatible with the building designs
used on the site.
Dumpsters are proposed at the northeast corner of
the site. Evergreen shrubs are proposed around the
dumpster screen. Given the location, if the
dumpster screen material is coordinated with the
building material, the appearance is expected to be
appropriate.
Add a dumpster detail to
the site plan. Coordinate
dumpster screening
materials with the
building materials.
18 The following should be located to eliminate visibility from
the Entrance Corridor street. If, after appropriate siting,
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these features will still have a negative visual impact on the
Entrance Corridor street, screening should be provided to
eliminate visibility. a. Loading areas, b. Service areas, c.
Refuse areas, d. Storage areas, e. Mechanical equipment,
f. Above-ground utilities, and g. Chain link fence, barbed
wire, razor wire, and similar security fencing devices.
Mechanical equipment for the hotel is expected to
be located below the roof. Vents at individual
rooms appear to be colored to coordinate with the
adjacent wall material.
No information has been provided regarding
equipment for Building A.
Confirm that mechanical
equipment for the hotel
will be screened by the
roof.
Note on the elevation
drawings that vents at the
individual rooms will be
colored to coordinate
with the adjacent wall
material.
Show where Building A
mechanical equipment is
located.
19 Screening devices should be compatible with the design of
the buildings and surrounding natural vegetation and may
consist of: a. Walls, b. Plantings, and c. Fencing.
21 The following note should be added to the site plan and the
architectural plan: “Visibility of all mechanical equipment
from the Entrance Corridor shall be eliminated.”
The note does not appear on the drawings. Add the standard
mechanical equipment
note to the site and
architectural drawings.
Lighting No lighting is proposed at this time. The roof of the
port cochere is angled up and away from the
building. This may allow the under-canopy light
fixtures to produce glare and/or emit light above
the horizontal plane.
Include details in the
lighting plan to confirm
that the under-canopy
light fixtures are full
cutoff fixtures that do not
produce glare.
Update the lighting plan
to include information on
all proposed building
lights.
Landscaping
7 The requirements of the Guidelines regarding landscaping
are intended to reflect the landscaping characteristic of
many of the area’s significant historic sites which is
characterized by large shade trees and lawns. Landscaping
should promote visual order within the Entrance Corridor
and help to integrate buildings into the existing
environment of the corridor.
Rt. 250
Large shade trees, 3½” caliper at planting, are
shown along the Rt. 250 frontage, spaced 35’ on
center with a gap in the planting where the
entrance/exit is proposed. Ornamental trees are
interspersed.
Clearly show all utilities
and easements on the
utility and landscape
plans. Provide required
planting free of utilities
and easements.
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8 Continuity within the Entrance Corridor should be
obtained by planting different types of plant materials that
share similar characteristics. Such common elements
allow for more flexibility in the design of structures
because common landscape features will help to
harmonize the appearance of development as seen from
the street upon which the Corridor is centered.
An existing water line is shown approximately 15’
from the trunks of the large trees. Site plans
previously reviewed for this site showed two
underground fiber optic lines, a Centel easement,
an overhead power line, a power easement and a
Service Authority easement in addition to the water
line.
Rt. 20
Substantial right-of-way (up to approximately 60’
in depth) exists between the property line and the
edge of pavement along Rt. 20. Some of the right-
of-way is occupied by existing trees that are shown
to remain. This wooded area ranges from 10’ to 30’
deep. Grading is shown into the edges of the
wooded area.
The ground rises approximately 20’ from Rt. 20 to
the base of a proposed retaining wall that runs
along a parking lot on the north side of the hotel.
The wall varies in height from 6’ to 12’. A row of
evergreen shrubs is shown along the parking lot
side of the portion of the wall closest to Rt. 20.
Only one perimeter parking lot tree is provided
along 585 linear feet of retaining in this area. There
is no landscape easement on the wooded area in the
right-of-way. Consequently, the standard EC
frontage planting should be provided.
South of the entrance on Rt. 20, there is a much
shorter length of frontage; it is without trees. One
tree is shown off-site in the right-of-way at the
intersection of Pantops Corner Way with Rt. 20.
A separate diagram of the
frontage planting that
details the utility lines
and easements in varying
colors would help clarify
the feasibility of the
proposed planting.
Eliminate the conflicts
between proposed
grading and wooded area
to remain along Rt. 20.
Provide large shade trees,
3½” caliper at planting,
35’ on center, along the
Rt. 20 side of the site.
Intersperse ornamentals
among the shade trees.
32 Landscaping along the frontage of Entrance Corridor
streets should include the following:
a. Large shade trees should be planted parallel to the
Entrance Corridor Street. Such trees should be at least 3½
inches caliper (measured 6 inches above the ground) and
should be of a plant species common to the area. Such
trees should be located at least every 35 feet on center.
b. Flowering ornamental trees of a species common to the
area should be interspersed among the trees required by the
preceding paragraph. The ornamental trees need not
alternate one for one with the large shade trees. 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 2½ inches caliper
(measured six inches above the ground) and should be of a
plant species common to the area. Such trees should be
Large shade trees, 2½” caliper at planting, are
spaced 40’ apart along the interior road.
None at this time.
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located at least every 40 feet on center.
34 Landscaping along interior pedestrian ways:
a. Medium trees should be planted parallel to all interior
pedestrian ways. Such trees should be at least 2½ inches
caliper (measured six inches above the ground) and should
be of a species common to the area. Such trees should be
located at least every 25 feet on center.
Trees are shown at 40’ on center along the
sidewalks that are located adjacent to interior roads
(which also require trees at 40’ spacing). A
sidewalk surrounds the hotel, but the 25’ tree
spacing is only met at its southwest corner.
Sidewalks are provided north of Building A, but
the 25’ spacing requirement is not met.
Provide medium street
trees parallel to the
sidewalks at the hotel and
Building A at 25’ on
center.
35 Landscaping of parking areas:
a. Large trees should align the perimeter of parking areas,
located 40 feet on center. Trees should be planted in the
interior of parking areas at the rate of one tree for every 10
parking spaces provided and should be evenly distributed
throughout the interior of the parking area.
b. Trees required by the preceding paragraph should
measure 2½ inches caliper (measured six inches above the
ground); should be evenly spaced; and should be of a
species common to the area. Such trees should be planted
in planters or medians sufficiently large to maintain the
health of the tree and shall be protected by curbing.
c. Shrubs should be provided as necessary to minimize the
parking area’s impact on Entrance Corridor streets. Shrubs
should measure 24 inches in height.
The cover sheet notes a total of 177 parking spaces
proposed. The landscape plan notes 176 parking
spaces. Sufficient interior parking lot trees are
provided.
Coordinate the number of
proposed parking spaces
noted on the cover sheet
with the number noted on
the landscape plan and
the actual number
provided.
36 Landscaping of buildings and other structures:
a. Trees or other vegetation should be planted along the
front of long buildings as necessary to soften the
appearance of exterior walls. The spacing, size, and type
of such trees or vegetation should be determined by the
length, height, and blankness of such walls.
b. Shrubs should be used to integrate the site, buildings,
and other structures; dumpsters, accessory buildings and
structures; “drive thru” windows; service areas; and signs.
Shrubs should measure at least 24 inches in height.
Medium shade trees are proposed along the Rt. 250
side of the hotel, spaced 40’, 50’ and 60’ apart.
Two trees are provided on the north side of the
hotel – one in each of two planting islands at the
corners of the building. The side elevations have
limited windows. Additional trees located just west
of the hotel building would be appropriate.
Add trees west of the
hotel building to soften
the appearance of the
west elevation.
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).
Plant species have not yet been provided. None at this time.
38 Plant health: The following note should be added to the The note appears on the plan. Note 4 on the Eliminate Note 4 on the
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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.”
landscape plan indicates that landscaping shall be
replaced when necessary. This note is too open-
ended and should be deleted. Note 5 indicates that
planting will occur after building and road
construction. Additional information should be
provided to clarify the timing of the EC frontage
planting.
landscape plan. Provide
additional clarification
regarding the timing of
EC frontage planting.
Site Development and layout
6 Site development should be sensitive to the existing
natural landscape and should contribute to the creation of
an organized development plan. This may be
accomplished, to the extent practical, by preserving the
trees and rolling terrain typical of the area; planting new
trees along streets and pedestrian ways and choosing
species that reflect native forest elements; insuring that
any grading will blend into the 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.
Proffers associated with ZMA-2013-02 require a
private road from Rt. 20 to Rt. 250 through the
property; the road is shown on the plan.
The hotel is located approximately 575’ from Rt.
250 and 125’ from Rt. 20. Retail building A is
located 27’ from Rt. 250.
The phasing of the project leaves a 2-acre pad for
future development adjacent to the Rt. 250 EC, in
front of the hotel. Retaining walls line the eastern
edge of the pad. Trees are shown along the EC
frontage of the future pad site.
In addition to the three-tiered wall east of the future
pad site, there are other significant retaining walls
proposed throughout the site to accommodate the
development. The walls reach 6’, 8’ and 12’ tall,
but only those east of the pad site are stepped.
The hotel is proposed at 5 stories high. This is
taller than all buildings in the immediate vicinity
except for the VNB building located on the south
side of Rt. 250. Eventually, buildings in the “future
development” area will limit visibility of the hotel
from Rt. 250.
Terrace retaining walls 6’
in height and taller and
plant the terraces.
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,
Building A and the hotel building are situated
parallel to the Rt. 250 EC. The hotel is not parallel
to the Rt. 20 EC.
None.
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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 32.5.2.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.
The layout of the site appears generally organized,
though a large portion of the development is not
yet shown.
Sidewalk connections are made to both Rt. 250 and
Rt. 20.
A small pocket of existing wooded area is shown to
remain at the northeast corner of the site. It is
connected to a larger wooded area located behind
the Ford car dealership.
Site Grading
40 Site grading should maintain the basic relationship of the
site to surrounding conditions by limiting the use of
retaining walls and by shaping the terrain through the use of
smooth, rounded land forms that blend with the existing
terrain. Steep cut or fill sections are generally unacceptable.
Proposed contours on the grading plan shall be rounded with
a ten foot minimum radius where they meet the adjacent
condition. Final grading should achieve a natural, rather than
engineered, appearance. Retaining walls 6 feet in height and
taller, when necessary, shall be terraced and planted to blend
with the landscape.
The use of retaining walls is not limited in this
proposal. A large portion of the development
adjacent to Rt. 250, east of the interior road would
be graded for future development. This results in a
large, rectangular pad with three retaining walls
adjacent to the eastern property line. The walls are
approximately 270’, 350’ and 390’ long with 3’
spacing between each wall. A note indicates that
they are approximately 6’ tall. Rows of shrubs are
shown at the base of each wall.
A 6’-12’-tall retaining wall approximately 450’
long, runs along the northeastern, northern, and
northwestern boundaries of the hotel parking lot. A
225’-long 8’-tall wall marks the southeast corner of
the hotel parking lot.
A 165’-long wall parallels the interior road just
Terrace retaining walls 6’
in height and taller and
plant the terraces.
Provide top-of-wall and
bottom-of-wall elevations
for the retaining walls.
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north of the proposed retail building.
41 No grading, trenching, or tunneling should occur within the
drip line of any trees or other existing features designated
for preservation in the final Certificate of Appropriateness.
Adequate tree protection fencing should be shown on, and
coordinated throughout, the grading, landscaping and
erosion and sediment control plans.
Some proposed grading falls within the line of
trees to remain along the Rt. 20 frontage.
Adjust the proposed
grading to eliminate
conflicts with wooded
area to remain. Show
adequate tree protection
fencing on the grading,
landscaping and erosion
and sediment control
plans.
42 Areas designated for preservation in the final Certificate
of Appropriateness should be clearly delineated and
protected on the site prior to any grading activity on the
site. This protection should remain in place until
completion of the development of the site.
43 Preservation areas should be protected from storage or
movement of heavy equipment within this area.
20 Surface runoff structures and detention ponds should be
designed to fit into the natural topography to avoid the need
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.
No above-ground stormwater facilities are
proposed.
None at this time.
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 architectural design of the hotel: roof forms, materials, colors, overall coordination
2. Proposed landscaping along the ECs/utility conflicts
3. The extensive use of retaining walls
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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:
o Prior to Initial Plan approval the following items shall be resolved to the satisfaction of the ARB:
1. Clearly show all utilities and easements on the utility and landscape plans. Provide required planting free of utilities and easements. A
separate diagram of the frontage planting that details the utility lines and their easements in varying colors would help clarify the
feasibility of the proposed planting.
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. Adjust the proposed grading to eliminate conflicts with wooded area to remain. Show adequate tree protection fencing on the grading,
landscaping and erosion and sediment control plans.
Regarding the final site plan submittal:
1. The stepped gables of Option 2 are not appropriate for the EC.
2. Revise the corner towers of Option 1 so that they appear more fully as towers or eliminate them.
3. Revise the EIFS material and detailing of the entrance bay to better reflect the importance of the entrance function.
4. Note on the elevation drawings that the vents at the windows will be colored to match the adjacent wall surface.
5. Refine and simplify the hotel design to establish greater coordination of architectural elements throughout.
6. Clarify the proposed shingle color and note it consistently throughout the drawings.
7. Include the standard window glass note on the drawings and provide specs for review: Visible light transmittance (VLT) shall not drop below
40%. Visible light reflectance (VLR) shall not exceed 30%.
8. Add a dumpster detail to the site plan. Coordinate dumpster screening materials with the building materials.
9. Confirm that mechanical equipment for the hotel will be screened by the roof. Note this on the architectural drawings.
10. Show on the plan where Building A mechanical equipment is located.
11. Add the standard mechanical equipment note to the site and architectural drawings: Visibility of all mechanical equipment from the Entrance
Corridor shall be eliminated.
12. Include details in the lighting plan to confirm that the under-canopy light fixtures are full cutoff fixtures that do not produce glare.
13. Update the lighting plan to include information on all proposed building lights.
14. Clearly show all utilities and easements on the utility and landscape plans. Provide required planting free of utilities and easements. A
separate diagram of the frontage planting that details the utility lines and easements in varying colors would help clarify the feasibility of the
proposed planting.
15. Provide large shade trees, 3½” caliper at planting, 35’ on center, along the Rt. 20 side of the site. Intersperse ornamentals among the shade
trees.
16. Provide medium street trees, spaced 25’ on center, parallel to the sidewalks at the hotel and Building A.
17. Coordinate the number of proposed parking spaces noted on the cover sheet with the number noted on the landscape plan and the actual
number provided.
18. Add trees west of the hotel building to soften the appearance of the west elevation.
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19. Eliminate Note 4 on the landscape plan. Provide additional clarification regarding the timing of EC frontage planting.
20. Terrace retaining walls 6’ in height and taller and plant the terraces.
21. Provide top-of-wall and bottom-of-wall elevations for the retaining walls.
22. Adjust the proposed grading to eliminate conflicts with wooded area to remain. Show adequate tree protection fencing on the grading,
landscaping and erosion and sediment control plans.
TABLE A This report is based on the following submittal items:
Sheet # Drawing Name Drawing Date Sheet # Drawing Name Drawing Date
C1 Cover Sheet 5/21/2018 C6 Road Details & Site
Details
5/21/2018
C2 Existing Conditions & Demo Plan 5/21/2018 A100 Cover Sheet June 7 2018
C3 Site Plan 5/21/2018 5 of 6 Landscape Plan 5/21/2018
C4 Utility & Grading Plan 5/21/2018 A201 Site Sections June 7 2018
C5 Landscape Plan 5/21/2018 A202 Drive By Visibility from
250
June 7 2018
Option 1 Drawing Name Drawing Date Option 2 Drawing Name Drawing Date
A101 View from Southwest June 7 2018 A101A View from Southwest June 7 2018
A102 View from Southeast June 7 2018 A102A View from Southeast June 7 2018
A103 View from Northwest June 7 2018 A103A View from Northwest June 7 2018
A104 View from Northeast June 7 2018 A104A View from Northeast June 7 2018
A105 Aerial View June 7 2018 A105A Aerial View June 7 2018
A501 Front (north) Elevation June 7 2018 A501A Front (north) Elevation June 7 2018
A502 Rear (south) Elevation June 7 2018 A502A Rear (south) Elevation June 7 2018
A503 Side Elevations June 7 2018 A503A Side Elevations June 7 2018
A406 Roof Plan (Option 1) June 7 2018 A406A Roof Plan (Option 2) June 7 2018
A401 First Floor Plan June 7 2018
A402 Second Floor Plan June 7 2018
A403 Typical (3-5) Floor Plan June 7 2018
A505 Building Sections June 7 2018
A507 Section Details June 7 2018