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HomeMy WebLinkAboutARB201800154 Checklist 2018-11-29ARB2018-154: Hyatt House at Stonefield, Preliminary HNM 11/29/18 Architectural Review Board Preliminary Site Development Plan Checklist for Completeness ® 8 collated copies A. Written description of the proposal ® Provide a general description of all proposed work. ❑ Explain how the proposal is compatible with the surrounding area and the Entrance Corridor. B. Site plan showing the following (drawn to the scale of f "=20', clearly legible and folded): ® Location(s) of proposed building(s) on the site. ® Schematic layout of parking, travelways, and other improvements. ❑ Location of existing and proposed tree lines. Individually identify trees of a 6-inch caliper or greater. Commented [HM1]: N/A ® Existing and proposed topography drawn with contour intervals of 2-feet, and with sufficient off -site topography to describe prominent and pertinent off -site features and physical characteristics, but in no case less than 50-feet outside of the site. ® Location and size of existing and proposed utilities and easements. Identify type of utility and extent of easement. ® Conceptual stormwater management plan. ❑ Conceptual landscaping that meets or exceeds the requirements outlined in the ARB guidelines. ® Sheet number, total number of sheets, date of the drawing, date and description of the latest revision, and contact information for the firm preparing the drawings in the title block on all drawings. C. Appearance of the proposed building(s) ® Show a representation of the appearance of the proposed building(s). This must include architectural elevations drawn to the scale of at least 1/16"=1'-0". This may also include perspective sketches, or photos of the proposed building(s). These documents should provide a basic understanding of: ® The size, form, and scale of the building. ® The architectural style of the building. ® The proposed building materials and color(s). D. Additional material ® Provide labeled, color, 8-'/2" x 11" photographs of the site as seen from both directions on the Entrance Corridor. ❑ The applicant is welcome to submit any additional material that will make the preliminary review more productive. Drawings or other submittal items that clarify topography, visibility, utilities, landscaping, or other unique or unusual conditions are welcome. ❑ Site sections may be useful. ® Signatures ARB2018-154: Hyatt House at Stonefield, Preliminary Site Plan ENTRANCE CORRIDOR GUIDELINES CHECKLIST for INITIAL SITE DEVELOPMENT PLAN REVIEW HNM 12/5/18 Gray highlight = guideline can't be reviewed at initial site plan stage, can provide recommendations for final Yellow highlight = can only review for location/configuration at initial site plan Regular text = guideline can be reviewed at initial site plan stage, can make condition of initial plan approval, can be basis for denial REF # GUIDELINE NOTES GENERAL GUIDELINES Purpose 1 The goal of the regulation of the design of development within the designated This proposal is for an approximately 104,814 square Entrance Corridors is to ensure that new development within the corridors reflects foot, six -story building that will provide 12,567 retail the traditional architecture of the area. Therefore, it is the purpose of ARB review space on the ground floor and 92,247 square feet hotel and of these Guidelines, that proposed development within the designated Entrance use on the ground floor and above. The L-shaped retail Corridors component is located on the southeast corner of the reflect elements of design characteristic of the significant historical landmarks, site, fronting Bond Street; the hotel element buildings, and structures of the Charlottesville and Albemarle area, and to promote encompasses the rest of the lot. There is a single -story orderly and attractive development within these corridors. Applicants should note swimming pool area on the ground floor in the that replication of historic structures is neither required nor desired. northeast corner. The six projecting floors are a rectangular mass in the center. The FIFE of the hotel is 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 493.5', while the new retail is 491.5 % these are accomplish the integration of buildings, land, and vegetation characteristic of these commensurate with the retail across (on the south side sites, the Guidelines require attention to four primary factors: compatibility with of) Bond Street. Visibility of the corner tower element, significant historic sites in the area; the character of the Entrance Corridor; site which dominates the southwest corner of the site, will development and layout; and landscaping. be clear down District Avenue; the upper floors of the main block (which rises 65' above grade) may be visible from the EC. The rendering does not show this, but the first -floor floorplan suggests that the enwalled courtyard on the southwest corner of the hotel, closest to District Avenue, may have a pergola or other outdoor roof element; the renderings should be revised to show the projected outdoor furniture and (semi - )permanent architectural elements, as this outdoor area will be viewed from the EC. A cluttered courtyard area would not have an appropriate appearance for the EC. Compatibility with significant historic sites: ARB2018-154: Hyatt House at Stonefield, Preliminary Site Plan HNM 12/5/18 REF # GUIDELINE NOTES 3 New structures and substantial additions to existing structures should respect the This is a contemporary design, not predicated on any traditions of the architecture of historically significant buildings in the traditional architecture. The maximum building height Charlottesville and Albemarle area. Photographs of historic buildings in the area, as is 80 feet; at six stories, the scale is much larger than well as drawings of architectural features, which provide important examples of traditional buildings in the area. However, this scale is this tradition are contained in Appendix A. appropriate for the Stonefield Town Center, which is predicated on a density and walkability that is more 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 urban than the suburban character that typically intended to impose a rigid design solution for new development. Replication of the predominates on Hydraulic Rd or Rt. 29. The materials design of the important historic sites in the area is neither intended nor desired. The are stone veneer and EIFS; while these are not Guideline's standard of compatibility can be met through building scale, materials, traditional, they are common to contemporary designs and forms which may be embodied in architecture which is contemporary as well and have figured in a number of buildings recently as traditional. The Guidelines allow individuality in design to accommodate approved in the EC overlay districts. The form is a varying tastes as well as special functional requirements. rectangular mass with projections and recesses; the large flat parapet roof on the southwest corner tower element has no traditional precedent. Com a ifity with the character of the Entrance Corridor 5 It is also an important objective of the Guidelines to establish a pattern of While the design of the building is contemporary and compatible architectural characteristics throughout the Entrance Corridor in order similar to other buildings approved by the ARB, the to achieve unity and coherence. Building designs should demonstrate sensitivity to scale is larger than the majority of buildings on this other nearby structures within the Entrance Corridor. Where a designated corridor EC, which has a predominantly suburban character. is substantially developed, these Guidelines require striking a careful balance However, a denser, more pedestrian -oriented urban between harmonizing new development with the existing character of the corridor fabric is desired for the Stonefield Town Center, and and achieving compatibility with the significant historic sites in the area. this increased density may establish the new character of this EC in the future. The building is in keeping with others in the town center. Site develo meat and layout 6 Site development should be sensitive to the existing natural landscape and should The site has been previously graded and cleared; the lot contribute to the creation of an organized development plan. This may be on which the building is proposed is currently vacant. It accomplished, to the extent practical, by preserving the trees and rolling terrain is surrounded by the Stonefield retail development and typical of the area; planting new trees along streets and pedestrian ways and associated surface parking on all sides. Across District choosing species that reflect native forest elements; insuring that any grading will Avenue is another mid -rise Hyatt hotel; this will act as blend into the surrounding topography thereby creating a continuous landscape; a compatible anchor to the intersection of District preserving, to the extent practical, existing significant river and stream valleys Avenue and Bond Street. The design intends to take which may be located on the site and integrating these features into the design of advantage of extant street trees. There are no natural surrounding development; and limiting the building mass and height to a scale that features to retain. does not overpower the natural settings of the site, or the Entrance Corridor. ARB2018-154: Hyatt House at Stonefield, Preliminary Site Plan HNM 12/5/18 REF # GUIDELINE NOTES Landscapin 7 The requirements of the Guidelines regarding landscaping are intended to reflect This concept plan proposed no new landscaping. It the landscaping characteristic of many of the area's significant historic sites which does not include expansive lawns with large shade trees is characterized by large shade trees and lawns. Landscaping should promote visual or naturalistic woodlots; it intends to take advantage of order within the Entrance Corridor and help to integrate buildings into the existing the street trees that exist on District Avenue and Bond environment of the corridor. Street. The plan proposes to preserve all but one of the current street trees (one street tree on Bond Street will 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar characteristics. Such common elements be removed in order to build the carport area). 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. SPECIFIC GUIDELINES Compatibility with significant historic sites Structure design 9 Building forms and features, including roofs, windows, doors, materials, colors and The scale of the building, while large for this EC, is textures should be compatible with the forms and features of the significant historic compatible with the higher density of development buildings in the area, exemplified by (but not limited to) the buildings described in intended for Stonefield and mirrors the Hyatt hotel Appendix A. The standard of compatibility can be met through scale, materials, and directly across District Avenue. Extending nearly 80' forms which may be embodied in architecture which is contemporary as well as from grade, the first floor is 14' while subsequent traditional. The replication of important historic sites in Albemarle County is not floors are 10' in height. The southwest corner tower, the objective of these guidelines. rising 79'-3" from grade, is the predominate feature of a mass that has a rectangular footprint but which is rendered in layers: the first is the planar -walled main 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. block, which rises 65'6" (1.5' above the roof level, at 64' a.g.) above grade and is clad in smooth finish EIFS, 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. a white color (SW 0050 `Classic Light Buff); this block is regularly and symmetrically fenestrated with rectangular punch -out windows. The bulk of this mass is visible on the south elevation (fagade) and the west (side) elevation. It is broken up on the south elevation by three projecting tower elements (and on the east by one) that rise to 70' above grade and are clad in smooth finish EIFS in a medium -grey (SW 7017 `Dorian Gray'). The corner tower has two of these vertical elements, and the recessed corner is clad in a dark grey SW 7020 Black Fox EIFS with white horizontal ARB2018-154: Hyatt House at Stonefield, Preliminary Site Plan HNM 12/5/18 REF # GUIDELINE NOTES striations denoting the floor levels. This is capped with a wide, flat roof. The amount of coping between the tops of the tower elements (i.e., 70') and the bottom of the deep-eaved roof (i.e., 79'), at about 9 feet, suggests that there will be coping lighting that will not be appropriate for the EC. There should be a condition that this element not be externally illuminated. The first floor is clad in stone veneer (Charles Luck Stone, a blend of `Chocolate Dove Grey' and `Sterling Rustic Brown'). The color palette complements the other buildings in Stonefield, while the scale and articulation of the elevations are compatible with the Hyatt hotel across the street: i� 13 Any appearance of "blankness" resulting from building design should be relieved A stone wall (surrounding a courtyard) will be visible using design detail or vegetation, or both. on the southwest corner of the site. This could be mitigated and softened with vegetative plantings at the foundation; currently none are proposed, although the floorplan suggests interior planters. 14 Arcades, colonnades, or other architectural connecting devices should be used to None proposed. unify groups of buildings within a development. 15 Trademark buildings and related features should be modified to meet the This is a trademark design. This Hyatt House is in requirements of the Guidelines. Ralie h, N.C.: ARB2018-154: Hyatt House at Stonefield, Preliminary Site Plan HNM 12/5/18 REF # GUIDELINE NOTES •h:;l; k It's a shame that the opacity carried across the whole first floor of this hotel is not mimicked in the proposed design for C'ville. 16 Window glass in the Entrance Corridors should not be highly tinted or highly Note not provided. reflective. Reflectance off the outside pane of glass should be kept below 7%. Specifications on the proposed window glass and samples of tinted window glass should be submitted with the application for final review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the overall plan of None proposed. development and shall, to the extent possible, be compatible with the building designs used on the site. 18 The following should be located to eliminate visibility from the Entrance Corridor An on -site dumpster and an associated loading area for street. If, after appropriate siting, these features will still have a negative visual impact the retail and hotel use is proposed behind the hotel, on on the Entrance Corridor street, screening should be provided to eliminate visibility. the northeast corner of the site. These will not be a. Loading areas, visible from the EC. Similarly, there is a carport on the b. Service areas, south elevation (facade) and another asphalt c. Refuse areas, loading/service area on the north (rear) elevation; d. Storage areas, neither of these are expected to be visible from the EC. e. Mechanical equipment, Mechanical equipment is presumably roof -mounted; f. Above -ground utilities, and while a roof plan has been provided, the dimensions of g. Chain link fence, barbed wire, razor wire, and similar security fencing devices. mechanical equipment have not been provided, and it is not possible to determine whether these will be visible over the parapets. A profile/sight-line analysis or a roof ARB2018-154: Hyatt House at Stonefield, Preliminary Site Plan HNM 12/5/18 REF # GUIDELINE NOTES plan providing the height dimensions of all proposed mechanical equipment should be provided in future. No above -ground utilities or fencing is proposed. 19 Screening devices should be compatible with the design of the buildings and No screening proposed in areas visible from the EC. surrounding natural vegetation and may consist o£ a. Walls, b. Plantings, and c. Fencing. 20 Surface runoff structures and detention ponds should be designed to fit into the SWMF are existing underground. 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. 21 The following note should be added to the site plan and the architectural plan: Note not provided. "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 22-31 Lighting No lighting plan has been provided for review. 32-38 Landscaping No new landscaping proposed. 36 Landscaping of buildings and other structures: There is an opportunity to provide foundational a. Trees or other vegetation should be planted along the front of long buildings as landscaping around the courtyard wall and between the necessary to soften the appearance of exterior walls. The spacing, size, and type of sidewalk on Bond Street and the face of the building, such trees or vegetation should be determined by the length, height, and blankness which would soften the 14 feet of stone veneer. 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. Site Development and layout Development pattern 39 The relationship of buildings and other structures to the Entrance Corridor street The proposal is an infill project; as such, an organized and to other development within the corridor should be as follows: pattern of roads, sidewalks, travelways, and parking a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks areas already exist within the Stonefteld development. should guide the layout of the site. The building is parallel to the EC, but is located b. In general, buildings fronting the Entrance Corridor street should be parallel to approximately 460 feet north of the EC (Hydraulic Rd), the street. Building groupings should be arranged to parallel the Entrance Corridor and its visibility is obscured by extant 2- and 3-story street. buildings in between the Hydraulic Rd and Bond c. Provisions should be made for connections to adjacent pedestrian and vehicular Street. Provisions for vehicular and pedestrian circulations stems. connections are already in place. No open saces exist. ARB2018-154: Hyatt House at Stonefield, Preliminary Site Plan HNM 12/5/18 REF # GUIDELINE NOTES d. Open spaces should be tied into surrounding areas to provide continuity within No significant features or viewsheds exist. 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. Site Grading 40 Site grading should maintain the basic relationship of the site to surrounding The site has been previously graded and cleared and is conditions by limiting the use of retaining walls and by shaping the terrain through the relatively flat. 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. 41 No grading, trenching, or tunneling should occur within the drip line of any trees or The proposal intends to retain extant street trees on the other existing features designated for preservation in the final Certificate of lot; therefore, adequate tree protection fencing and Appropriateness. Adequate tree protection fencing should be shown on, and measures should be shown on future site plan sets. coordinated throughout, the grading, landscaping and erosion and sediment control Tans. 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. 44 Natural drainage patterns (or to the extent required, new drainage patterns) should Drainage is in place through underground stormwater be incorporated into the finished site to the extent possible. management.