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HomeMy WebLinkAboutARB201900025 Staff Report 2019-04-17ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2019-25: Stonefield Bock D2 Phase 2 Review Type Major Site Plan Amendment — first review Parcel Identification 061 WO-03-D2-000AO Location Approximately 800' east of Hydraulic Road, north of Inglewood Drive Zoned Neighborhood Model District (NMD), Entrance Corridor (EC) Owner/Applicant The Towns of Stonefield Homeowners Association Inc./30 Scale, LLC (Mike Myers) Magisterial District Jack Jouett Proposal To amend the approved site plan showing 55 townhouse lots to construct a 6-story mixed -use building with associated parking. The proposed building includes 160 apartment units above 20,000 sf of commercial office space, apartment lobby, and covered parking. A one -level parking deck is proposed. Parking reductions and a special exception to allow the 6-story height are proposed. Context The building is proposed near the southwest corner of the Stonefield development, with townhouses to the south, the Hyatt Place hotel to the east, and apartment buildings to the north. Residences fronting Commonwealth Drive are to the west. The Stone Ridge shopping center (previously Village Green) is to the southwest. Visibility The proposed building will be visible from both the Hydraulic Road and Rt. 29 Entrance Corridors. The building's height will be similar to that of the Hyatt Place hotel. Its degree of visibility may be somewhat less than the visibility of Hyatt Place because townhouses and topography will screen portions of the building. If/when the sites located north and south of Hyatt Place develop, visibility will be further limited. ARB Meeting Date April 15, 2019 Staff Contact Margaret Maliszewski PROJECT HISTORY The ARB reviewed and approved the townhouses for Block D2 in 2015. Revisions to the design of some of the townhouses at the south end of D2 are currently under consideration. This is the first review for this mixed -use building. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION Structure design 1 The goal of the regulation of the design of development within the The proposed building does not have a Revise the brick color to designated Entrance Corridors is to insure that new development strong relationship to the historic coordinate more fully with within the corridors reflects the traditional architecture of the area. architecture of the county, but its nearby buildings. Therefore, it is the purpose of ARB review and of these contemporary character is consistent with Guidelines, that proposed development within the designated the other buildings in the Stonefield Provide drawings that Entrance Corridors reflect elements of design characteristic of the development. show the depth of the significant historical landmarks, buildings, and structures of the building projections and Charlottesville and Albemarle area, and to promote orderly and The building form is divided into bays recesses. Provide attractive development within these corridors. Applicants should that are distinguished by varying sufficient depth to relieve note that replication of historic structures is neither required nor materials and changes in depth. It is not mass and help establish desired. clear how deep the bay projections and recesses are. Sufficient depth is needed to human scale. 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, relieve the mass and help establish human Revise the corner bays to land, and vegetation. In order to accomplish the integration of scale. establish hierarchy in the buildings, land, and vegetation characteristic of these sites, the design. Guidelines require attention to four primary factors: compatibility The repetition in the bays provides a with significant historic sites in the area; the character of the consistency and rhythm across the Include a material/color Entrance Corridor; site development and layout; and landscaping. elevations, but no bay reads as the primary focus of the design. Further schedule on the architectural elevations 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically enhancement of the southeast corner bay sheets and key the significant buildings in the Charlottesville and Albemarle area. could establish hierarchy. materials to the elevations. Photographs of historic buildings in the area, as well as drawings of architectural features, which provide important examples of this The proposed brick color is Dark Ironspot tradition are contained in Appendix A. Velour, which is very dark — nearly black. It is anticipated that this brick will appear 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with the area's too dark to coordinate with nearby historic structures is not intended to impose a rigid design solution buildings (the townhomes and the hotels). for new development. Replication of the design of the important historic sites in the area is neither intended nor desired. The Although a materials sample board was Guideline's standard of compatibility can be met through building submitted, the elevation drawings do not scale, materials, and forms which may be embodied in architecture specify materials or colors. which is contemporary as well as traditional. The Guidelines allow individuality in design to accommodate varying tastes as well as special functional requirements. 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 The gray and tan colors are similar to the pattern of compatible architectural characteristics throughout the Hyatt House colors and the Stonefield Entrance Corridor in order to achieve unity and coherence. commercial blocks. The tan color also Building designs should demonstrate sensitivity to other nearby relates to the Hyatt Place hotel and the structures within the Entrance Corridor. Where a designated Stonefield Commons apartment buildings. corridor is substantially developed, these Guidelines require The nearly black brick may be too dark to striking a careful balance between harmonizing new development successfully coordinate with nearby with the existing character of the corridor and achieving buildings. compatibility with the significant historic sites in the area. 10 Buildings should relate to their site and the surrounding context of buildings. 11 The overall design of buildings should have human scale. Scale The proposed building is a large one. The With appropriate treatment should be integral to the building and site design. applicant is requesting a special exception of the building mass, the to allow the six -story height. The building proposed 6-story height height reaches 70' 10-5/8" to the top of could be appropriate for the main wall. Decorative roof features the Entrance Corridor. rise an approximate 10 additional feet. The height of the proposed building Provide drawings that relates to the Hyatt Place and Hyatt House show how much the hotels, but the D2 building is much larger building bays project and than the hotels. Successfully breaking up recess. Provide sufficient the mass will be needed to integrate the depth to relieve mass, help building into the overall development. establish human scale, and integrate the large building The long leg of the L-shaped building is into the surrounding 370' long. The short leg is 108' long. The development. length of the building is broken down by establishing multiple bays with varying Revise the corner bays to treatments that create a rhythm across the establish hierarchy in the facades. Projections at the various bays design. will help mitigate the mass of the building, but the depth of the projections and recesses isn't clear from the submittal. Upper level material changes, consistent window openings, and balconies, and ground story storefronts and canopies further establish scale. 12 Architecture proposed within the Entrance Corridor should use The building bays, windows, and None. forms, shapes, scale, and materials to create a cohesive whole. materials establish a cohesive whole. 13 Any appearance of "blankness" resulting from building design Blankness is not a characteristic of the Provide the west elevation should be relieved using design detail or vegetation, or both. east and south elevations. Windows for review. occupy a significant portion of the wall space. The north elevation is not expected to be visible from Rt. 29. Some of the west elevation will be viewed from Hydraulic. 14 Arcades, colonnades, or other architectural connecting devices No connecting devices are proposed. To None. should be used to unify groups of buildings within a development. date, none have been used in the development. 15 Trademark buildings and related features should be modified to The building does not have the None. meet the requirements of the Guidelines. appearance of a trademark design. 16 Window glass in the Entrance Corridors should not be highly tinted Details on window glass have not been Provide the standard or highly reflective. Window glass in the Entrance Corridors provided. window glass note on the should meet the following criteria: Visible light transmittance drawings. Provide specs (VLT) shall not drop below 40916. Visible light reflectance (VLR) on the proposed window shall not exceed 30% Specifications on the proposed window glass. lass should be submitted with the application forfinal review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the A dumpster and loading space are Show how visibility of overall plan of development and shall, to the extent possible, be proposed at the north end of the building. mechanical equipment will compatible with the building designs used on the site. They are not expected to be seen from the ECs. be eliminated. 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these features Provide information on the will still have a negative visual impact on the Entrance Corridor It is anticipated that mechanical visibility and appearance street, screening should be provided to eliminate visibility. a. equipment will be roof mounted and that of the elevator penthouse. Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, the parapet will screen it from view, but e. Mechanical equipment, this isn't shown on the drawings. It isn't f. Above -ground utilities, and g. Chain link fence, barbed wire, clear from the drawings if the elevator razor wire, and similar security fencing devices. penthouse will be visible. 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 The note is needed on the plans. Add the standard architectural plan: "Visibility of all mechanical equipment from the mechanical equipment Entrance Corridor shall be eliminated." note to both the site and architectural drawings. Li htin General Guidelines 22 Light should be contained on the site and not spill over onto The photometric plan isn't legible. Provide a legible adjacent properties or streets; photometric plan for review. 23 Light should be shielded, recessed or flush -mounted to eliminate The lamps appear to be full cutoff. None. glare. All fixtures with lamps emitting 3000 lumens or more must be full cutoff fixtures. 24 Light levels exceeding 30 footcandles are not appropriate for The photometric plan isn't legible. Provide a legible display lots in the Entrance Corridors. Lower light levels will photometric plan for apply to most other uses in the Entrance Corridors. review. 25 Light should have the appearance of white light with a warm soft The proposed fixtures are specified with None. glow; however, a consistent appearance throughout a site or color temperatures of 4000K. development is required. Consequently, if existing lamps that emit non -white light are to remain, new lamps may be required to match them. 26 Dark brown, dark bronze, or black are appropriate colors for free- Finish is not specified for all of the Revise the photometric standing pole mounted light fixtures in the Entrance Corridors. fixtures. plans to indicate the finish proposed for each fixture. 27 The height and scale of freestanding, pole -mounted light fixtures The luminaire location table indicates that Clarify on the plan should be compatible with the height and scale of the buildings no fixture is mounted over 20' high. whether or not the pole and the sites they are illuminating, and with the use of the site. However, it is not clear from the submittal fixtures will be mounted Typically, the height of freestanding pole -mounted light fixtures in whether the 20' includes a base. A light on bases. If bases will be the Entrance Corridors should not exceed 20 feet, including the pole detail on sheet 17 is not completely used, clarify on the plan base. Fixtures that exceed 20 feet in height will typically require legible but appears to indicate a 30' pole that the 20' mounting additional screening to achieve an appropriate appearance from the height. height includes the height Entrance Corridor. of the base. Coordinate the lighting lan with the light pole detail on Sheet 17. 28 In determining the appropriateness of lighting fixtures for the Illumination of the site should be Show how the proposed Entrance Corridors, the individual context of the site will be taken consistent with the illumination of the site lighting is coordinated into consideration on a case by case basis. surrounding development. with the illumination of the surrounding development. 29 The following note should be included on the lighting plan: "Each The note does not appear on the lighting Include the standard outdoor luminaire equipped with a lamp that emits 3,000 or more plan. lighting note on the plan. 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- Guidelines for the Use of Decorative Landscape Lighting Decorative lighting is not proposed. None. 31 Landscaping 7 The requirements of the Guidelines regarding landscaping are This site is not adjacent to the EC street. None. 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. 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. 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 3%2 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: 21/2" caliper Hightower willow oaks are None. a. Large trees should be planted parallel to all interior roads. Such proposed along Inglewood Drive, at trees should be at least 2'/2 inches caliper (measured six inches approximately 30' on center. above the ground) and should be of a plant species common to the area. Such trees should be located at least every 40 feet on center. 34 Landscaping along interior pedestrian ways: Sidewalks are provided on the north, None. a. Medium trees should be planted parallel to all interior south and east sides of the building. Street pedestrian ways. Such trees should be at least 2'/2 inches caliper trees are located along the east side. On (measured six inches above the ground) and should be of a species the north and south sides, sidewalks are common to the area. Such trees should be located at least every 25 adjacent to the building and parking areas, feet on center. with no planting area provided adjacent to the building, but trees are nearby, across the travelwa . 35 Landscaping of parking areas: A row of Eastern Arborvitae, 4'-5' tall at Revise the plan to show all a. Large trees should align the perimeter of parking areas, located planting, is provided on the western interior parking lot trees at 40 feet on center. Trees should be planted in the interior of parking perimeter of the parking lot, above the 21/2" caliper at planting. areas at the rate of one tree for every 10 parking spaces provided retaining wall. The Arborvitae are listed and should be evenly distributed throughout the interior of the in the plant schedule as shrubs; they Confirm appropriate parking area. should be listed as evergreen trees. The spacing for the Arborvitae b. Trees required by the preceding paragraph should measure 2'/2 trees are spaced approximately 5' apart, and the Honeylocust trees. inches caliper (measured six inches above the ground); should be which is very close for these trees that can evenly spaced; and should be of a species common to the area. grow to 15' wide. The row consists of 74 List the Arborvitae as Such trees should be planted in planters or medians sufficiently Arborvitae. This quantity exceeds 25% of evergreen trees in the plant large to maintain the health of the tree and shall be protected by the total trees proposed for the site and schedule. curbing. could be a potential plant health issue. c. Shrubs should be provided as necessary to minimize the parking However, a consistent screen is desired Provide information in the area's impact on Entrance Corridor streets. Shrubs should measure for the residences on Commonwealth plan to confirm that there 24 inches in height. Drive. The trees get as close as 3' to the will be sufficient space for retaining wall. Some construction the Arborvitae to thrive at methods do not allow for planting this the top of the retaining close to the retaining wall. wall. At the south end of the row of Arborvitae Increase the size of the red is a row of red maples and a group of maples and honey locust trees including Hightower willow oaks to 2%2" caliper at planting. and London planetrees. These trees will help soften the view of the proposed building from Hydraulic near Commonwealth. However, they are specified at smaller than the required size for perimeter trees. A row of honeylocust trees is provided along the northern travelway. These trees can grow 35-50' wide, so the proposed spacing may be too close. Eight interior parking lot trees are provided for 84 proposed spaces, but they are not proposed at 2'/2" caliper. A portion of the proposed parking is a parking deck at the first floor apartment level. The exterior treatment of this parking deck is not expected to be visible from the EC. 36 Landscaping of buildings and other structures: The street trees on Inglewood Drive are Replace the Hightower a. Trees or other vegetation should be planted along the front of Hightower willow oaks, which can grow willow oaks with large long buildings as necessary to soften the appearance of exterior to 40' tall. At this height, the trees will shade trees that have a walls. The spacing, size, and type of such trees or vegetation help soften the appearance of the lower 4 taller mature height that should be determined by the length, height, and blankness of such stories of the building. Trees with a taller will soften the appearance walls. mature height could help soften the full of the full height of the b. Shrubs should be used to integrate the site, buildings, and other height of the building. Trees that grow building, and adjust tree structures; dumpsters, accessory buildings and structures; "drive taller might need wider spacing. spacing accordingly. thru" windows; service areas; and signs. Shrubs should measure at least 24 inches in height. Shrubs would not have much impact on the EC given the location of this site relative to the EC. 37 Plant species: a. Plant species required should be as approved by The plants appear on the various lists. None. 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 following note should be added to the landscape The note does not appear on the plan. Add the standard plant plan: "All site plantings of trees and shrubs shall be allowed to health note to the plan. 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 theplant." Site Development and layout 6 Site development should be sensitive to the existing natural The site has already been graded. No None. landscape and should contribute to the creation of an organized significant natural features exist. Trees at development plan. This may be accomplished, to the extent the perimeter of the site and interior to the practical, by preserving the trees and rolling terrain typical of the parking lot will help integrate the area; planting new trees along streets and pedestrian ways and development into the surroundings and choosing species that reflect native forest elements; insuring that mitigate the building mass and height. any grading will blend into the surrounding topography thereby creating a continuous landscape; preserving, to the extent The proposed building is oriented parallel practical, existing significant river and stream valleys which may to the Hydraulic Road EC. Travelways be located on the site and integrating these features into the design connect with existing travelways in the of surrounding development; and limiting the building mass and first phase of the development. Pedestrian height to a scale that does not overpower the natural settings of the connections are provided. site, or the Entrance Corridor. The parking deck helps limit visual 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the corridor impacts of surface parking. should be as follows: a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks should guide the layout of the site. b. In general, buildings fronting the Entrance Corridor street should be parallel to the street. Building groupings should be arranged to parallel the Entrance Corridor street. c. Provisions should be made for connections to adjacent pedestrian and vehicular circulation systems. d. Open spaces should be tied into surrounding areas to provide continuity within the Entrance Corridor. e. If significant natural features exist on the site (including creek valleys, steep slopes, significant trees or rock outcroppings), to the extent practical, then such natural features should be reflected in the site layout. If the provisions of Section 32.5.2.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 The site has already been graded. The None. surrounding conditions by limiting the use of retaining walls and by proposed plan includes a retaining wall shaping the terrain through the use of smooth, rounded land forms that runs the length of the parking lot, that blend with the existing terrain. Steep cut or fill sections are reaching a maximum height of 17' at the generally unacceptable. Proposed contours on the grading plan shall north end. The wall isn't expected to be be rounded with a ten foot minimum radius where they meet the visible from the EC. A shorter wall, adjacent condition. Final grading should achieve a natural, rather reaching a maximum height of 2.2', is than engineered, appearance. Retaining walls 6 feet in height and proposed along Inglewood Drive. 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 No existing trees are to remain. None. 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. 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 Stormwater will connect underground None. fit into the natural topography to avoid the need for screening. When with the existing system. visible from the Entrance Corridor street, these features must be fully integrated into the landscape. They should not have the appearance of engineered features. 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent possible. 10 Staff recommends the following as the primary points of discussion: 1. Anticipated visibility of the building from the EC 2. The mass, scale and height of the proposed building; projections, recesses and hierarchy 3. The proposed materials and colors; the dark brick 4. Proposed landscaping Staff offers the following comments on the: 1. Revise the brick color to coordinate more fully with nearby buildings. 2. With appropriate treatment of the building mass, the proposed 6-story height could be appropriate for the Entrance Corridor. Provide drawings that show the depth of the building projections and recesses. Provide sufficient depth to relieve mass, help establish human scale, and integrate the large building into the surrounding development. 3. Revise the corner bays to establish hierarchy in the design. 4. Include a material/color schedule on the architectural elevations sheets and key the materials to the elevations. 5. Provide the west elevation for review. 6. Provide the standard window glass note on the drawings: Provide specs on the proposed window glass. 7. Show how visibility of mechanical equipment will be eliminated. 8. Add the standard mechanical equipment note to both the site and architectural drawings: The note is needed on the plans. 9. Provide information on the visibility and appearance of the elevator penthouse. If visible from the EC, ensure that its design is fully coordinated with that of the building. 10. Provide a legible photometric plan for review. 11. Revise the photometric plans to indicate the finish proposed for each fixture. 12. Clarify on the plan whether or not the pole fixtures will be mounted on a base. If bases will be used, clarify on the plan that the 20' mounting height includes the height of the base. Coordinate the lighting plan with the light pole detail on Sheet 17. 13. Show how the proposed site lighting is coordinated with the illumination of the surrounding development. 14. Include the standard lighting note on the plan: Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle. 15. Revise the plan to show all interior parking lot trees at 2%2" caliper at planting. 16. Confirm appropriate spacing for the Arborvitae and the Honeylocust trees. 17. List the Arborvitae as evergreen trees in the plant schedule. 18. Provide information in the plan to confirm that there will be sufficient space for the Arborvitae to thrive at the top of the retaining wall. 19. Increase the size of the red maples and honey locust to 21/2" caliper at planting. 20. Replace the Hightower willow oaks with large shade trees that have a taller mature height that will soften the appearance of the full height of the building, and adjust tree spacing accordingly. 21. Add the standard plant health note to the plan: All site plantings of trees and shrubs shall be allowed to reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant. 11 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date 1 Cover Sheet 3/4/2419 2 Ordinance tabulations 3/4/2019 3 Proffers 3/4/2419 4 Geotechnical Engineering Notes 3/4/2419 5 Construction Notes 3/4/2019 6 Phase Plan 3/4/2019 7 Existing Conditions & Demo Plan 3/4/2419 8 Layout Plan 3/4/2419 9 Grading Plan 3/4/2019 10 Private Street Plan and Profile 3/4/2419 11 Parking Deck Site Plan and Utility Profiles 3/4/2419 12 Storm Sewer Profiles 3/4/2019 13 1 Drainage Divides 3/4/2019 14 Landscape Plan 3/4/2019 15 Landscape calculations and Details 3/4/2019 16 ACSA Details 3/4/2019 17 Construction Details 3/4/2019 18 Lighting Plan 3/4/2019 19 Lighting Fixture Details 3/4/2019 - Materials board: Synthetic cornice: SW 6154 Nacre; Upper canopy, aluminum railing: Dark bronze; Lower canopy, signage: Cityscape; Window & door: Dark bronze; Synthetic trim 1: SW 6155 Rice grain; Synthetic trim 2: SW 7058 Magnetic gray; Siding 1: Hardie Plank Navajo Beige; Siding 2: Hardie Plank light Mist; Brick: Dark Iron Spot Velour - 12