HomeMy WebLinkAboutARB201900128 Staff Report 2019-12-09ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2019-128: Stonefield DI Preliminary
Review Type
Preliminary Review of a Site Plan and Architectural Design
Parcel Identification
061 WO0300019AO
Location
East of Hydraulic Road, between Inglewood Drive and District Avenue, currently a parking lot fronting Hydraulic
Zoned
Neighborhood Model District (NMD), Entrance Corridor (EC)
Owner/Applicant
OCT Stonefield Property Owner LLC/W W Associates (Herb White)
Magisterial District
Jack Jouett
Proposal
To construct a 6-8-story apartment building with 234 units and associated site improvements. A Special Exception is
required for the proposed height.
Context/History
The site is located within the Stonefield development, for which the ARB has reviewed and approved numerous
applications. Nearby buildings have been approved with heights above 5 stories. These include the Hyatt Place Hotel
to the north at 6 stories, the Hyatt House hotel to the northeast at 6 stories (not yet constructed), and a mixed -use
building at Bond and Inglewood to the northwest at 6 stories (not yet constructed). The Regal movie theater is to the
southeast. Townhouses are to the west.
Visibility
The apartment building will be readily visible from the Hydraulic Road Entrance Corridor and the upper stories of the
building will be visible from a distance on the Rt. 29 Entrance Corridor.
ARB Meeting Date
December 16, 2019
Staff Contact
Margaret Maliszewski and Khris Taggart
REF
GUIDELINE
ISSUE
RECOMMENDATION
GENERAL GUIDELINES
Purpose, Compatibility with significant historic sites, Structure design
1
The goal of the regulation of the design of
The primary building material is Hardie siding
Provide for review samples of
development within the designated Entrance
(lap, shiplap, reveal panel system, and panels
the proposed materials and
Corridors is to insure that new development within
with trim). Brick is used as a secondary
colors.
the corridors reflects the traditional architecture of
material in one bay of the Hydraulic elevation,
the area. Therefore, it is the purpose of ARB review
and along a portion of the base on the side
Revise the Hydraulic Road
and of these Guidelines, that proposed development
streets. A color print of the materials has been
elevation to present more of a
within the designated Entrance Corridors reflect
submitted (samples have not). The brick is red
"primary facade" appearance in
elements of design characteristic of the significant
with dark brown/black accents, siding is off-
line with the materials, balance
historical landmarks, buildings, and structures of the
white, gray and bronze. Trim is sand/tan. These
and use of hierarchy displayed
Charlottesville and Albemarle area, and to promote
colors and materials appear to be compatible
in the Bond Street elevation.
orderly and attractive development within these
with those approved in the Stonefield shopping
corridors. Applicants should note that replication of
center, the Regal Cinema and the Block D2
To better determine
historic structures is neither required nor desired.
Phase 2 building, as well as the materials
proposed for the Hyatt House Hotel, but
appropriateness of the 6-story
building height along Hydraulic
2
Visitors to the significant historical sites in the
Charlottesville and Albemarle area experience these
samples are needed for confirmation. Each of
Road, provide the following for
sites as ensembles of buildings, land, and vegetation.
the line drawing elevations includes a portion
review:
In order to accomplish the integration of buildings,
rendered in color with material/color call -outs.
land, and vegetation characteristic of these sites, the
For clarity, call -outs are needed for the full
A Hydraulic Road street
Guidelines require attention to four primary factors:
elevations; full colored elevations would be
elevation showing the
compatibility with significant historic sites in the
helpful.
apartment building, the
area; the character of the Entrance Corridor; site
townhouses and the cinema.
development and layout; and landscaping.
Although individual elements of the design are
traceable to historic buildings in the area
• A "perspective" image
3
New structures and substantial additions to existing
structures should respect the traditions of the
(masonry base, grouped windows,
showing the Hydraulic
architecture of historically significant buildings in the
stringcourses and secondary cornices,
elevation head-on.
Charlottesville and Albemarle area. Photographs of
emphasized roofline), the overall building is
historic buildings in the area, as well as drawings of
not a strong reflection the historic architecture
• Perspectives from the
architectural features, which provide important
of the area.
Hydraulic/Inglewood and
examples of this tradition are contained in Appendix
Hydraulic/District
A.
The Hydraulic elevation has multiple parts,
which helps break up the mass of the building
intersections, clearly
showing the building
4
The examples contained in Appendix A should be
used as a guide for building design: the standard of
and establish a rhythm, but the elevation lacks
elevations along Hydraulic
compatibility with the area's historic structures is not
a sense of organization, focus and hierarchy
intended to impose a rigid design solution for new
that is appropriate for an EC -facing elevation.
and the side streets.
development. Replication of the design of the
The Bond Street elevation, which is not visible
important historic sites in the area is neither intended
from the Hydraulic, exhibits that level of
Provide for review the full line
nor desired. The Guideline's standard of
organization and hierarchy with prominent
drawing elevations in color
compatibility can be met through building scale,
brick towers balanced with a regular
with material/color call -outs.
materials, and forms which may be embodied in
distribution of window bays, rooftop detail and
architecture which is contemporary as well as
secondary cornices. Incorporating these
traditional. The Guidelines allow individuality in
characteristics into the Hydraulic elevation
design to accommodate varying tastes as well as
would be appropriate.
special functional requirements.
The District and Inglewood elevations are quite
9
Building forms and features, including roofs,
windows, doors, materials, colors and textures should
long. They are broken into bays with
be compatible with the forms and features of the
treatments similar to those used on the
significant historic buildings in the area, exemplified
Hydraulic elevation, and they have the same
by (but not limited to) the buildings described in
lack of hierarchy. Perspectives with a broader
Appendix A [of the design guidelines]. The standard
view taken from the Hydraulic/Inglewood and
of compatibility can be met through scale, materials,
Hydraulic/District intersections, showing the
and forms which may be embodied in architecture
elevations along the side streets, would be
which is contemporary as well as traditional. The
useful in determining if the forms, scale and
replication of important historic sites in Albemarle
detailing are appropriate.
County is not the objective of these guidelines.
The six -story building height is expected to
12
Architecture proposed within the Entrance Corridor
should use forms, shapes, scale, and materials to
appear compatible with other taller buildings
create a cohesive whole.
internal to the shopping center. The submitted
images don't clearly show that the building
will be compatible with the neighboring
buildings on Hydraulic. The angle of the
perspective images provided along Hydraulic
Road does not allow a clear comparison of the
apartment building height and form to the
height and form of the adjacent townhouses
and cinema. Perspectives with a broader view,
in addition to a street elevation including the
townhouses, apartment building, and cinema,
would be useful in determining compatibility
and appropriateness of the request for the
special exception.
5
It is also an important objective of the Guidelines to
The proposed building height is similar to that
10
11
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 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.
Buildings should relate to their site and the
surrounding context of buildings.
The overall design of buildings should have human
scale. Scale should be integral to the building and site
design.
of the Hyatt Place hotel, the Hyatt House hotel
(not yet approved), and the Block D2 Phase 2
building (all 6 stories). Those buildings are all
set back further from the Hydraulic Road
corridor. Along Hydraulic, the proposed
apartment building is 5 and 6 stories tall at
approximately 57' and 65' high. The
townhouse block to the west has 2 stories plus
a full roof, with an approximate height of 36'
above street level. The cinema to the east is a
blocky form at about 40' high. The form,
height, and general character and treatment of
each of these buildings is very different. The
submitted images don't clearly show that the
building will be compatible with the
neighboring buildings on Hydraulic.
Streetscape views showing more of the
proposed building and more of the townhouse
block and cinema would be helpful in
determining compatibility along the corridor.
The apartment design includes horizontal roof
elements with a deep projection that are similar
in appearance elements on the Hyatt House and
Block D2 buildings.
The proposed building is situated
approximately 1200' from the Rt. 29 Entrance
Corridor. The upper stories of the building will
be visible from the Rt. 29 EC and, at that
distance, is expected to have an appropriate
The apartment building is a large one. The
design attempts to break the large size down in
multiple ways — with material and color
changes, projections, changes in depth, and
varying heights. This provides some variety
and rhythm and human -scaled elements for
Revise the EC frontage
landscaping to promote human
scale.
drivers and pedestrians to relate to, but the
overall large size will be the primary
impression. Alternate landscaping could
enhance the human scale.
13
Any appearance of "blankness" resulting from
Blankness is not a characteristic of the
None.
building design should be relieved using design
proposed design.
detail or vegetation, or both.
14
Arcades, colonnades, or other architectural
Connecting devices are not proposed and have
None.
connecting devices should be used to unify groups of
not been used in the development to date.
buildings within a development.
15
Trademark buildings and related features should be
The proposal does not have the appearance of a
None.
modified to meet the requirements of the Guidelines.
trademark design.
16
Window glass in the Entrance Corridors should not be
Window glass is not addressed in the proposal.
Provide specs and a sample for
highly tinted or highly reflective. Window glass in the
the proposed window glass.
Entrance Corridors should meet the following
Include the standard window
criteria: Visible light transmittance (VLT) shall not
glass note on the architectural
drop below 4091o. Visible light reflectance (VLR)
drawings.
shall not exceed 30%. Specifications on the proposed
window glass should be submitted with the
applicationfiorfinal review.
Accessory structures and equipment
17
Accessory structures and equipment should be
There is some existing equipment along and
Clarify the "roof appurtenance
integrated into the overall plan of development and
near the EC street. No additional equipment is
stepback" and confirm that
shall, to the extent possible, be compatible with the
shown on the plan. With the proposed 6-story
rooftop equipment will not be
building designs used on the site.
height, rooftop equipment is not expected to be
an issue, even though Hydraulic has an
visible from the ECs.
18
The following should be located to eliminate visibility
from the Entrance Corridor street. If, after appropriate
increased elevation in the vicinity of
siting, these features will still have a negative visual
Commonwealth, but the purpose of the "roof
impact on the Entrance Corridor street, screening
appurtenance stepback" shown in the diagrams
should be provided to eliminate visibility. a. Loading
is unclear.
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.
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 note appears on the cover sheet.
None.
the architectural plan: "Visibility of all mechanical
equipment from the Entrance Corridor shall be
eliminated."
20
Surface runoff structures and detention ponds should
Stormwater will tie into the existing
None.
be designed to fit into the natural topography to avoid
underground system.
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.
22-31
Lighting
No lighting is proposed. However, note that
Provide for review a lighting
building -mounted lights are subject to review.
plan that includes all proposed
pole lights, and ground- and
building -mounted light fixtures.
Landscaping
7
The requirements of the Guidelines regarding
The plan shows that the existing landscaping
Provide at least one additional
landscaping are intended to reflect the landscaping
along the Hydraulic Road frontage does not
31/2" caliper large shade tree
characteristic of many of the area's significant
meet the EC Guidelines. At least one large
near the center of the Hydraulic
historic sites which is characterized by large shade
shade tree is missing from a location near the
Road frontage.
trees and lawns. Landscaping should promote visual
center of the frontage, and it appears that
order within the Entrance Corridor and help to
smaller trees were provided at the west end of
See recommendations under
integrate buildings into the existing environment of
the frontage (possibly due to the existence of
#11.
the corridor.
overhead utility lines). It appears that the trees
were also originally provided at 2%2" caliper at
8
Continuity within the Entrance Corridor should be
obtained by planting different types of plant
planting (rather than 31/2").
materials that share similar characteristics. Such
common elements allow for more flexibility in the
Most of the existing trees are labeled as
design of structures because common landscape
deciduous and their caliper size is noted on the
features will help to harmonize the appearance of
plan. Species are not noted. A continuous row
development as seen from the street upon which the
of shrubs is shown along the frontage.
Corridor is centered.
A power easement runs along the frontage.
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:
Existing trees are shown to remain along
Add large shade trees, 2'/2"
a. Large trees should be planted parallel to all interior
District Ave. and Inglewood Drive, with some
caliper at planting, on
roads. Such trees should be at least 2'/2 inches caliper
gaps in the required 40' spacing. Four Willow
Inglewood to establish a
(measured six inches above the ground) and should
Oaks are proposed to be added along District
continuous row spaced 40' on
be of a plant species common to the area. Such trees
Ave. to fill the gap there. No trees are added
center.
should be located at least every 40 feet on center.
along Inglewood; only the southern third of the
Inglewood frontage has trees on the D1 side of
the street. Mechanical equipment, parking
garage entrance, and on -street parking spaces
occupy the frontage with no trees. If the on -
street parking spaces are not required, planting
area and trees should be added.
34
Landscaping along interior pedestrian ways:
Sidewalks are provided along District,
See #32.
a. Medium trees should be planted parallel to all
Hydraulic and Inglewood. Trees are provided
interior pedestrian ways. Such trees should be at least
as described in #32 and #33.
2'/2 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.
35
Landscaping of parking areas:
The existing surface parking lot would be
None.
a. Large trees should align the perimeter of parking
removed with this proposal and a parking
areas, located 40 feet on center. Trees should be
garage interior to the building would be
planted in the interior of parking areas at the rate of
constructed. The garage would not be visible
one tree for every 10 parking spaces provided and
from the streets.
should be evenly distributed throughout the interior
of the parking area.
b. Trees required by the preceding paragraph should
measure 2'/z 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.
36
Landscaping of buildings and other structures:
The plan shows existing landscaping along the
Revise the landscape plan to
a. Trees or other vegetation should be planted along
EC frontage that doesn't meet the EC
satisfy the EC minimums and
the front of long buildings as necessary to soften the
requirements and that appears to differ from
add trees to complement the
appearance of exterior walls. The spacing, size, and
the approved plan. Trees are missing and
architectural design and balance
type of such trees or vegetation should be determined
planting sizes are smaller. The landscape plan
the building height.
by the length, height, and blankness of such walls.
should be revised to satisfy the EC minimums
b. Shrubs should be used to integrate the site,
and to add trees to complement the
buildings, and other structures; dumpsters, accessory
architectural design and balance the building
buildings and structures; "drive thru" windows;
height.
service areas; and signs. Shrubs should measure at
least 24 inches in height.
37
Plant species: a. Plant species required should be as
The plant species are found in the
None.
approved by the Staff based upon but not limited to
recommended lists.
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
The note is on sheet C-11.
None.
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 theplant."
Site Development and layout, Development paftern
6
Site development should be sensitive to the existing
The proposed building occupies the entire
None.
natural landscape and should contribute to the
block as viewed from the Hydraulic corridor.
creation of an organized development plan. This may
The pattern of roads, lanes, paths and walks are
be accomplished, to the extent practical, by
those that already exist at the perimeter of the
preserving the trees and rolling terrain typical of the
block, and they connect to adjacent organized
area; planting new trees along streets and pedestrian
circulation systems.
ways and choosing species that reflect native forest
elements; insuring that any grading will blend into
The proposed building is oriented parallel to
the surrounding topography thereby creating a
the Hydraulic EC, although the primary
continuous landscape; preserving, to the extent
entrance is at the opposite end of the building.
practical, existing significant river and stream valleys
which may be located on the site and integrating
The site has already been developed as a
these features into the design of surrounding
parking lot; no significant natural features
development; and limiting the building mass and
remain.
height to a scale that does not overpower the natural
settings of the site, or the Entrance Corridor.
For drivers and pedestrians traveling east on
Hydraulic, the view across the Stonefield
39
The relationship of buildings and other structures to
the Entrance Corridor street and to other
development to the northeast will be reduced
development within the corridor should be as
by the proposed 6-8 story building.
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 has already been graded. The proposal
None.
the site to surrounding conditions by limiting the use of
takes advantage of the change in grade across
retaining walls and by shaping the terrain through the
the site, placing 6 stories along Hydraulic and
use of smooth, rounded land forms that blend with the
8 stories at the middle of the building along
existing terrain. Steep cut or fill sections are generally
District Ave.
unacceptable. Proposed contours on the grading plan
shall be rounded with a ten foot minimum radius where
No retaining walls are proposed.
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
No grading is shown within the illustrated drip
Show how existing trees to
within the drip line of any trees or other existing
line of existing trees to remain, though the
remain will be maintained in a
features designated for preservation in the final
building is shown less than 1' away from some
healthy condition during
Certificate of Appropriateness. Adequate tree
of those trees.
construction.
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.
44
Natural drainage patterns (or to the extent required,
Drainage will tie into the existing system.
None.
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. The compatibility and appropriateness of the 6-story building height along the Hydraulic Road corridor
2. The character and appearance of the Hydraulic Road elevation
3. The general character and appearance of the apartment building design
4. EC frontage landscaping appropriate for a 6-story building height
Staff offers the following comments on the Special Exception:
It is not clear from the submittal that the 6-story building height will have an appropriate appearance along the Entrance Corridor. The following
additional information is requested to determine the appropriateness of the requested building height:
1. A Hydraulic Road street elevation showing the apartment building, the townhouses and the cinema.
2. A "perspective" image showing the Hydraulic elevation head-on.
3. Perspectives from the Hydraulic/Inglewood and Hydraulic/District intersections, clearly showing the building elevations along Hydraulic and the
side streets.
Staff offers the following comments on the Initial Site Plan:
• Regarding requirements to satisfy the design guidelines as per § 18-30.6.4c(2), (3) and (5) and recommended conditions of initial plan
approval:
■ Staff recommends approval of the initial site plan once the Special Exception issues are resolved.
• Regarding recommendations on the plan as it relates to the guidelines:
None.
• Regarding conditions to be satisfied prior to issuance of a grading permit:
None.
• Regarding the final site plan submittal:
A Certificate of Appropriateness is required prior to final site plan approval.
1. Provide for review samples of the proposed materials and colors.
2. Revise the Hydraulic Road elevation to present more of a "primary fagade" appearance in line with the materials, balance and use of
hierarchy displayed in the Bond Street elevation.
3. To better determine appropriateness of the propose building along Hydraulic Road, provide the following for review:
a. A Hydraulic Road street elevation showing the apartment building, the townhouses and the cinema.
b. A "perspective" image showing the Hydraulic elevation head-on.
11
c. Perspectives from the Hydraulic/Inglewood and Hydraulic/District intersections, clearly showing the building elevations along
Hydraulic and the side streets.
4. Provide for review the full line drawing elevations in color with material/color call -outs.
5. Revise the EC frontage landscaping to promote human scale.
6. Provide specs and a sample for the proposed window glass. Include the standard window glass note on the architectural drawings.
7. Clarify the "roof appurtenance stepback" and confirm that rooftop equipment will not be visible from the ECs.
8. Provide for review a lighting plan that includes all proposed pole lights, and ground- and building -mounted light fixtures.
9. Provide at least one additional 3%" caliper large shade tree near the center of the Hydraulic Road frontage.
10. Add large shade trees, 2%2" caliper at planting, on Inglewood to establish a continuous row spaced 40' on center.
11. Revise the landscape plan to satisfy the EC minimums and add trees to complement the architectural design and balance the building
height.
12. Show how existing trees to remain will be maintained in a healthy condition during construction.
12
TABLE A This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
C1
SITE PLAN
Cover Sheet
10/17/19
C2
Abbreviations and legend
10/17/19
C3
General Notes
10/17/19
C4
Earthwork Requirements
10/17/19
C5
Proffers
10/17/19
C6
Existing Conditions
10/17/19
C7
Demolition Plan
10/17/19
C8
Site Layout Plan
10/17/19
C9
Details
10/17/19
C10-11
Landscaping Plan Details and Notes
10/17/19
1-2
ARB PRELIMINARY REVIEW
11/4/19
3
Description
11/4/19
4
Vicinity
11/4/19
5
Site Photos
11/4/19
6-7
Site Plans
11/4/19
8-10
Landscape Plans
11/4/19
11
Context
11/4/19
12-15
Perspective Illustrations
11/4/19
16-19
Elevations
11/4/19
20
Exterior Palette
11/4/19
1
SPECIAL EXCEPTION APPLICATION
11/4/19
2
Vicinity
11/4/19
3
Existing Development Site D1 Plan
11/4/19
4-5
Site Plan Existing, Proposed
11/4/19
6
Contextual Building Story Diagram
11/4/19
7
Building Stories Stud
11/4/19
8
Building Stories at District Avenue
11/4/19
9
Bond St. & District Ave. Proposed rendering
11/4/19
10
Hydraulic Rd. & District Ave. Proposed rendering
11/4/19
13