Hultquist IP Building Community Design Commission Presentation 12-14-2011 Architect: Phillips Architecture, PA Site/Civil Engineers: Ballentine Associates, PA Landscape Architects: Lappas + Havener, PA
Proposed Hultquist IP Building a low density development with substantial neighborhood support Goals: 1. Approval from the Community Design Commission (CDC) of the proposed site plan and general site development aspects, including staff recommended Resolution A (Master Land Use Modification) and Resolution C (SUP with stipulations). 2. Grant of Special Use Permit (SUP) following presentation to Town Council in early 2012. 3. Post-SUP discussions with CDC to consider building elevations and obtain final approvals.
Project Overview Two acre site previously approved for Restaurant Use in Meadowmont s Master Land Use Plan Proposed modification to Office Use Allowed by zoning Supported by E-W Partners Two-story office building with total of 15,000 SF, 60 parking spaces and associated site amenities. Proposed building plan achieves 59% reduction in impervious area, and over 61% reduction in building floor area, below limits allowed by the Master Land Use Plan.
Site Configuration Building Placement/Orientation Views from 54 leverage the natural hilltop landscape Minimized parking visibility Alignment of entry elements Minimized visibility from Hilltop condominiums All large-diameter trees on site are preserved and protected
Discussion Points Parking Requirements for Commercial Viability of Building Exterior Illumination Selected for Light-Contained Ambience Site Address Tree Protection and Preservation Plan Surface Water Management Plan Hilltop Pond Concerns Environmentally-Focused Development LEED Items Building Exterior Evolving Design Capturing the Meadowmont Aesthetic
Parking Requirements for Commercial Viability Building site selected to minimize parking visibility from HWY 54/W. Barbee Chapel. Parking complies with Town code and is appropriate to needs of tenants and visitors. Our site is somewhat isolated on the hilltop and not easily accessible for shared parking typical of other Meadowmont Village areas. Tenants less likely to walk, bike or take public transportation. Comparable buildings in other Triangle area locations have 65-75 spaces. Parking dominated by impervious surface considerations. Our site has 36% impervious surface, well below 88% allowed by Meadowmont Master Use Plan. More handicapped parking added to ensure adequate spaces. Parking spaces along W. Barbee Chapel added to accommodate Hilltop residents.
Exterior Illumination Selected for Light-Contained Ambience Unlike Castalia, our building and parking are located on eastern portion of the property, shielding Hilltop residents from exterior lighting. Staff recommended SUP stipulations require exterior lighting plans and CDC board approval prior to obtaining a Zoning Compliance Permit. Stipulations included in staff s recommendation # s 20, 37, 38 The Community Design Commission shall also review and approve a lighting plan for this site taking additional care during review to ensure that the proposed lighting plan will minimize 1) upward light pollution and 2) offsite spillage of light, prior to issuance of a Zoning Compliance Permit. The final utility/lighting plan shall be approved by Duke Energy Company or other applicable utility providers and the Town Manager before issuance of a Zoning Compliance Permit. That prior to issuance of a Zoning Compliance Permit, the applicant shall submit site plans and other required documents to satisfy the lighting requirements of Section 5.11 of the Land Use Management Ordinance including submission of a lighting plan, demonstrating compliance with Town standards, sealed by a Professional Engineer.
Tree Protection and Preservation Plan Before, during and after construction The trees on this site make it a special landscape on the 54 corridor. Entire site plan was developed to conserve all large-diameter trees. Our certified arborist and the Town of Chapel Hill arborist (Curtis Brooks) agree that trees on the site are not robustly healthy we are committed to reversing this circumstance. Since the last meeting, our certified arborist developed a comprehensive action plan to preserve and protect large-diameter trees on the site. See immediate action plan from arborist.
Surface Water Management Plan Hilltop Pond Concerns The pond behind Hilltop condos was designed to handle approximately 1/3 of runoff from our site. The Hilltop residences have a design issue - the elevator shaft in one building sits at a lower elevation than the pond, resulting in flooding in the elevator shaft. We have designed an extensive system to hold water from the western portion of the site under ground so that it is released more slowing than currently occurs at the site. The eastern 2/3 rds of the site drains to the meadow pond as originally designed. The surface water management plan is of vital importance to us and our Hilltop neighbors.
Environmentally Sensitive Development Qualifying LEED Credits Anticipated Credit Description SS 1 Site Selection SS 2 Development Density and Community Connectivity SS 4.1 Alternative Transportation Public Transportation Access SS 4.2 Alternative Transportation Bicycle Storage and Changing Rooms SS 4.3 Alternative Transportation Low-Emitting and Fuel-Efficient Vehicles SS 4.4 Alternative Transportation Parking Capacity SS 5.2 Site Development Maximize Open Space SS 8 Light Pollution Reduction WE 2 Innovative Wastewater Technologies WE 3 Water Use Reduction MR 2 Construction Waste Management MR 4 Recycled Content MR 5 Regional Materials MR 6 Rapidly Renewable Materials MR 7 Certified Wood IEQ 3.1 Construction IAQ Management Plan During Construction IEQ 3.2 Construction IAQ Management Plan Before Occupancy IEQ 4.1 Low-Emitting Materials Adhesives and Sealants IEQ 4.2 Low-Emitting Materials Paints and Coatings IEQ 4.3 Low-Emitting Materials Flooring Systems IEQ 6.1 Controllability of Systems Lighting IEQ 6.2 Controllability of Systems Thermal Comfort IEQ 7.1 Thermal Comfort Design IEQ 8.1 Daylight and Views Daylight IEQ 8.2 Daylight and Views Views ID 2 LEED Accredited Professional LEED Scale 110 100 90 80 70 60 50 40 30 20 10 0 Hultquist IP LEED Credits Platinum 80 110 Gold 60 79 Silver 50 59 Certified 40 49 LEED Rating System Current LEED Credits Potential Qualified
Building Exterior Evolving Design Capturing the Meadowmont Aesthetic At last month s meeting, we were told that the building was too monumental, a sore thumb, lacked elegance, had no detail, was not consistent with Meadowmont, and embodied no delight. Your comments have been heard. We have sought to reconcile the various perspectives, and had individual meetings with many CDC members. As a result, we have evolved our design to capture the Meadowmont aesthetic, and make a better blended contribution to the Meadowmont campus. Our efforts in this respect will continue. We welcome our further discussions and interaction with you, as we progress through the approval process. Our goal remains to make this project a successful collaboration with you, the Meadowmont community and the Town of Chapel Hill.
Examples of Neighboring Architecture
Examples of Neighboring Architecture
Examples of Neighboring Architecture
Building Elevations 1 South Elevation 2 2 East Elevation 1
Renderings 1 View from Hwy 54 2 North East Corner 2 3 East Elevation 1 3
Scale Comparison Three Stories, 82,000+ SF Two Stories, 15,000 SF
Panoramic Views West Bound Highway 54 1 View from Hwy 54 2 North East Corner 3 Intersection Entry of Highway 54 and West Barbee Chapel Road