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Home My WebLink AboutSE202100025 Review Comments Architectural Review Board Approval 2021-07-14ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name SE2021-25 and -26: Stonefield Town Center Block C2-1 Application/Review Type Special Exception (first review) Parcel Identification 061WO-03-00-019AO Location In the Stonefield development at the northeast corner of Bond Street and District Avenue Zoned Neighborhood Model District (NMD), Entrance Corridor (EC) Owner/Applicant OCT Stonefield Property Owner LLC/WW Associates (John Beime) Magisterial District Jack Jouett Proposal To increase the maximum number of stories from 5 to 7 and to transfer 73 residential units from Block E to Blocks A through D to construct a 112-unit multi -family residential building, including two stories of parking at the base. Context Block C2-1 is part of a mixed -use development with single -story retail buildings immediately to the east and south and the 6-story Hyatt Place hotel to the west. A 5-8-story apartment building with ground -floor commercial space has been approved for the site to the southwest. The Northrup Grumman industrial site is to the north. (See Figure 1.) Visibility A 7-story building in Block C2-1 will be clearly visible from Hydraulic Road until the building in Block DI is constructed. Other buildings already constructed within the Stonefield development are expected to limit other views on Hydraulic to brief views of the upper stories of the building. The upper stories of the building are expected to have some limited visibility from Rt. 29 at a distance of approximately 800'. ARB Meeting Date July 19, 2021 Staff Contact Margaret Maliszewski PROJECT HISTORY The ARB reviewed, and approved with conditions, a proposal for a Hyatt House hotel (ARB2019019) in this block of the Stonefield development in 2019. (See Figure 2.) The Board of Supervisors approved a Special Exception (SE) for an increase in height from 5 to 6 stories for that building. Revised drawings addressing the outstanding EC conditions were not submitted. A Certificate of Appropriateness has not been issued. A SE for increase in height was previously approved for the Block Dl apartment building with approved heights ranging from 5 to 8 stories. (See Figure 3.) The Hyatt Place Hotel was approved by the ARB. It is 6 stories tall. (See Figure 4.) ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION Purpose; Compatibility with significant historic sites; Conwafibilitp with the character of the Entrance Corridor 1 The goal of the regulation of the design of development It is unlikely that a 7-story building will be a With an appropriate within the designated Entrance Corridors is to insure that new strong reflection of the historic architecture of break -down of the development within the corridors reflects the traditional the area. However, orderly and attractive building mass, sufficient architecture of the area. Therefore, it is the purpose of ARB development will be promoted with a fenestration and review and of these Guidelines, that proposed development contemporary building design that is visually architectural detailing, within the designated Entrance Corridors reflect elements of compatible with the existing and approved and appropriate use of design characteristic of the significant historical landmarks, Stonefield buildings, and a design whose mass materials and colors, it is buildings, and structures of the Charlottesville and Albemarle is sufficiently broken down to an appropriate anticipated that a 7-story area, and to promote orderly and attractive development scale for the Entrance Corridors. The 7-story building could have an within these corridors. Applicants should note that replication height (maximum 90') is expected to appear appropriate appearance of historic structures is neither required nor desired. compatible with the Hyatt Place hotel and the Block Dl apartment building. The massing for the ECs. 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically diagrams show that the form is broken down significant buildings in the Charlottesville and Albemarle more on the Bond Street and District Avenue area. Photographs of historic buildings in the area, as well as sides, and less so on the north elevation. drawings of architectural features, which provide important Visibility from Rt. 29 would include the north exanitiles of this tradition are contained in Appendix A. elevation, but the distance from the street should help mitigate impacts. 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 develo ed, these Guidelines require striking a careful balance between harmonizing new development with the existing character of the corridor and achieving compatibility with the sianificant historic sites in the area. Structure design 9 Building forms and features, including roofs, windows, It is anticipated that forms and features of the 7- doors, materials, colors and textures should be compatible story building will have a contemporary with the forms and features of the significant historic character. This will be acceptable in those upper buildings in the area, exemplified by (but not limited to) the parts of the building that will be visible from the buildings described in Appendix A [of the design guidelines]. ECs if the building mass is sufficiently broken The standard of compatibility can be met through scale, down, if sufficient fenestration is present, and if materials, and forms which may be embodied in architecture materials and colors are compatible with the which is contemporary as well as traditional. The replication surroundings. These features will be assessed of important historic sites in Albemarle County is not the with future site plan submittals. ob ective of these guidelines. 10 Buildings should relate to their site and the surrounding It is anticipated that a building design that is context of buildings. compatible with the nearby Stonefield buildings will be achievable with a 7-story building, given the height of surrounding development. Compatibility of the architecture with the surrounding context will be assessed with future site lan submittals. 1 I The overall design of buildings should have human scale. Increased building height can result in a grander Scale should be integral to the building and site design. scale and greater visibility. This site is located approximately 800' from the Rt. 29 EC and 450' from the Hydraulic Rd. EC. It is anticipated that scale perceived at these distances can be successfully treated with breaking down of the building mass, sufficient fenestration and architectural detailing, and materiaWcolors. These design elements will be reviewed with future site plan submittals. The overall scale of the 7-story building is not expected to create a negative impact on the EC streets given the height and mass of existing and approved buildings in the town center, and distance from the streets. 12 Architecture proposed within the Entrance Corridor should A cohesive whole can be achieved with a use forms, shapes scale, and materials to create a cohesive building design that is compatible with both the whole. existing Stonefield buildings and the design approved for Block Dl, and this is expected to be achievable for a 7-story building. The cohesive character of the design can be reviewed with future site plan submittals. ton p C tJ 1150♦ toUS 1Y 17 Hyatt Place Hotel lm Block C2-1 et� l li 10t0a mP 2015-1Os♦ tol/o Figure 1: Map showing a portion of the Stonefield development with the subject property (Block C2-1), the existing Hyatt Place Hotel (6 stories tall), and Block Dl (the site of an approved apartment building with heights of 5 — 8 stories). 4 Figure 4: The 6-story Hyatt Place hotel at the northwest comer of Bond Street and District Avenue. f.Ylhj 113 /_\ tmf) 9 S DWIM IS I D1►117_V Y [00 Staff recommends the following as the primary points of discussion: • The anticipated visibility of a 7-story building in Block C2-1 from the Entrance Corridors. • The appropriateness of a 7-story building in this location. • The anticipated visual impact of the increased building height. Staff recommends that the ARB forward the following recommendation to the Agent for the Site Review Committee: The ARB has no objection to the Special Exceptions requested for Stonefield Block C2-1. ATTACHMENTS Attach. 1: SE2021-25 and SE2021-26: Stonefield C2-1 Letters and Conceptual Studies