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HomeMy WebLinkAboutARB202100137 Staff Report 2021-12-30ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2021-137: Stonefield Town Center Block C2-1 Review Type Initial Site Development Plan Parcel Identification 061W00300019AO (portion) Zoned Neighborhood Model District (NMD), Entrance Corridor (EC) Owner/Applicant OTC Stonefield Property Owners, LLC / WW Associates, Inc (John Beime, P.E.) Magisterial District Jack Jouett Proposal To construct a seven -story (maximum 90 feet tall) apartment building encompassing 36,400 square feet and consisting of a two-story parking garage and five stories of apartments on an undeveloped, 1.04-acre portion of this parcel. Location/Context The site is situated approximately 475 feet north of Hydraulic Road and approximately 830 feet west of Seminole Trail (Route 29), within The Shops at Stonefield town center. The Hyatt Place hotel lies to the immediate west, across District Avenue, and various restaurants and retail businesses lie to the south and east, along Bond Street. The lot has been cleared and graded and is currently vacant. Visibility A 7-story building will be clearly visible from Hydraulic Road through the surface parking lot south of the Hyatt Place hotel until the apartment building in Block DI is constructed. The Regal Cinema and retail buildings; however, will block the visibility of the lower stories from view. The upper portions of the elevations will be visible from Hydraulic Road and Seminole Trail (Route 29). ARB Meeting Date January 3, 2022 Staff Contact Khris Taggart PROJECT HISTORY • The ARB reviewed, and approved with conditions, a proposal for a Hyatt House Hotel on this block of the Stonefield development in 2019. The Board of Supervisors approved a Special Exception (SE) for an increase in height from 5 to 6 stories for that building. Revised drawings that addressed 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 DI apartment building with approved heights ranging from 5 to 8 stories. Construction has begun on the parking garage for this building. • The ARB forwarded a recommendation of no objection for a SE for increase in height for this proposal on July 19, 2021 and it was approved by the Board of Supervisors on September 15, 2021. 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). 2 ANALYSIS ht Gray highlig=means the guideline can't be reviewed at initial site plan stage, but recommendations can be provided for final Yellow highlight = means the guideline can only be reviewed for location/configuration at the initial plan stage Regular text = means the guideline can be reviewed at initial plan stage, can be made a condition of initial plan approval, and can be the basis for denial REF GUIDELINE ISSUE RECOMMENDATION GENERAL GUIDELINES Pu ose 1 The goal of the regulation of the design of development within the Architectural designs were not provided with the initial plan. The site plan notes a Provide architectural designs with the designated Entrance Corridors is to ensure that new development 36,400 square foot, seven -story building (maximum height 90') that will provide next submittal. Note that the upper within the corridors reflects the traditional architecture of the area. parking on the first two floors with five floors of apartments above. At this scale the portions of the building elevations must Therefore, it is the purpose of ARB review and of these Guidelines, building will rise above most of the existing buildings in the area. However, the scale be designed to eliminate blankness and that proposed development within the designated Entrance Corridors is in line with the higher density of development intended for Stonefield and will achieve appropriate form, scale, etc. reflect elenTUnts desieristic of the significant historicl complement the Hyatt Place hotel directly across District Avenue and the five- to landmarks, buildings, and structures of the Charlottesville and eight -story (88' maximum height) apartment building infill on Block D-1. Visibility of Albemarle area, and to promote orderly and attractive development the upper floors of the building is expected from Hydraulic Road and Route 29, both within these corridors. Applicants should note that replication of Entrance Corridors. Articulation and change of materials and colors could sufficiently historic structures is neither required nor desired. break down the building mass to an appropriate scale for the EC. 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 accomplish the integration of buildings, land, and vegetation characteristic of these sites, the Guidelines require attention to four primary factors: compatibility with significant historic sites in the area; the character of the Entrance Corridor; site development and layout; and landscaping. 3-5, Compatibility with significant historic sites, Compatibility with the 9-16 character of the Entrance Comdor, Structure design Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the An on -site dumpster for the residential use is proposed within the structured parking Provide a roof plan that shows the overall plan of development and shall, to the extent possible, be area and will not be visible from either Entrance Corridor. dimensions of all proposed rooftop compatible with the building designs used on the site. No ground -mounted mechanical equipment is shown on the site plan, so the mechanical equipment and show rooftop mechanical equipment on the 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these features will still have a mechanical equipment is presumably roof -mounted. A roof plan showing equipment architectural elevations. Show how all negative visual impact on the Entrance Corridor street, screening should locations and architectural elevations showing equipment locations and heights will be visibility of mechanical equipment from be provided to eliminate visibility. needed. the Entrance Corridors will be a. Loading areas, eliminated. b. Service areas, No above -ground utilities or fencing are proposed, but a low retaining wall is proposed c. Refuse areas, near the northwest comer of the building. This wall is not expected to be visible from d. Storage areas, either EC. 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. 20 Surface runoff structures and detention ponds should be designed to fit An underground SWM system exists throughout the Stonefield complex which will be None. into the natural topography to avoid the need for screening. When utilized by this project. 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 The note is present on the site plan. Provide the mechanical equipment note plan: "Visibility of all mechanical equipment from the Entrance on the architectural drawings. Corridor shall be eliminated." Lighting 22-29 General Guidelines The existing conditions and demolition plan shows some existing streetlights to be demolished and some to be removed and reinstalled. Reinstalled lights will need to Provide a lighting plan for review. The plan should include all proposed 30-31 Guidelines for the Use of Decorative Landscape Lighting match the previous approval. While site lighting may not be proposed, the lighting plan architectural (wall- and ground must include all proposed architectural (wall- and ground -mounted) lighting. mounted) lighting. Reinstalled streetlights must match the previous approval. Provide the standard lighting note on the lighting lan. Landscaping 7 The requirements of the Guidelines regarding landscaping are This initial site plan shows no new landscaping. The plan proposes to preserve all None. intended to reflect the landscaping characteristic of many of the area's existing street trees on District Avenue and Bond Street. 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 The lot is not adjacent to either Entrance Corridor, so this guideline does not apply. None. include the following: a. Large shade trees should be planted parallel to the Entrance Corridor Street. Such trees should be at least 3% 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 line District Avenue and Bond Street. The proposal preserves all these None. a. Large trees should be planted parallel to all interior roads. Such trees adjacent to the project area. trees should be at least 2% inches caliper (measured six inches 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: a. Medium trees should be planted parallel to all interior pedestrian ways. Such trees should be at least 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 development proposes to utilize structured parking which will eliminate the None. a. Large trees should align the perimeter of parking areas, located 40 impact of the parking area on the EC. Hence, the landscaping of parking areas is not feet on center. Trees should be planted in the interior of parking areas required. at the rate of one tree for every 10 parking spaces provided and should be evenly distributed throughout the interior of the parking area. b. Trees required by the preceding paragraph should measure 2% 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: No new landscaping is shown on the initial plan. This guideline can be reviewed when None at this time. a. Trees or other vegetation should be planted along the front of long architectural designs are submitted. buildings as necessary to soften the appearance of exterior walls. The spacing, size, and type of such trees or vegetation should be determined by the length, height, and blankness 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. 37 Plant species: This plan proposes no new landscaping. The existing street trees are shown on the site If planting is added, provide plant a. Plant species required should be as approved by the Staff based layout plan but no limits of work or tree protection are shown. species that are native to the region upon but not limited to the Generic Landscape Plan Recommended from the approved plant list. Species List and Native Plants or Virginia Landscapes (Appendix D . If planting is added, add the standard 38 Plant health: The following note should be added to the landscape plan: "All site plant health note to the plan. plantings of trees and shrubs shall be allowed to reach, and be maintained at, mature height; the topping of trees is prohibited. Revise the site plan to show limits of Shrubs and trees shall be pruned minimally and only to support the work. overall health of theplant." Site development and layout 6 Site development should be sensitive to the existing natural landscape The site has been previously graded and cleared; the lot on which the building is None. and should contribute to the creation of an organized development proposed is currently vacant. It is surrounded by the Stonefield retail development and plan. This may be accomplished, to the extent practical, by preserving associated surface parking on all sides. The design intends to take advantage of extant the trees and rolling terrain typical of the area; planting new trees street trees. There are no natural features to retain. along streets and pedestrian ways and choosing species that reflect native forest elements; insuring that any grading will blend into the surrounding topography thereby creating a continuous landscape; preserving, to the extent practical, existing significant river and stream valleys which may be located on the site and integrating these features into the design of surrounding development; and limiting the building mass and height to a scale that does not overpower the natural settings of the site, or the Entrance Corridor. 39 The relationship of buildings and other structures to the Entrance An organized pattern of roads, sidewalks, travel ways, and parking areas already exist None. Corridor street and to other development within the corridor should be within the Stonefield development. as follows: a. An organized pattern of roads, service lanes, bike paths, and The building is parallel to the Hydraulic Road EC but is located approximately 460' pedestrian walks should guide the layout of the site. north of it, and approximately 830' west of the other Entrance Corridor (Route 29). As b. In general, buildings fronting the Entrance Corridor street should be this is an infill development, vehicular and pedestrian connections are already in place. parallel to the street. Building groupings should be arranged to parallel Views around the site are not expected to be negatively impacted. 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 32.5.6.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 been previously graded and cleared and is relatively flat. None. surrounding conditions by limiting the use of retaining walls and by shaping the terrain through the use of smooth, rounded landforms 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 The proposal intends to retain all existing street trees bordering the lot on Bond Street Provide adequate tree protection fencing any trees or other existing features designated for preservation in the and District Avenue; therefore, adequate tree protection fencing should be shown on on site plans for future review. final Certificate of Appropriateness. Adequate tree protection fencing future site plan sets. 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, new drainage Drainage is in place through underground stonnwater management. None. patterns) should be incorporated into the finished site to the extent possible. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Building height and visibility from the EC. Staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee: • Regarding requirements to satisfy the design guidelines as per § 18-30.6.4c(2), (3) and (5) and recommended conditions of initial plan approval: o Prior to Initial Plan approval the following items shall be resolved to the satisfaction of the ARB: None. The ARB recommends approval of the Initial Plan without conditions. • Regarding recommendations on the plan as it relates to the guidelines: None. • Regarding conditions to be satisfied prior to issuance of a grading permit: 1. Maintain grading outside the driplines of trees to remain. Show tree protection fencing on, and coordinated throughout, the grading, landscaping, and erosion and sediment control plans. • Regarding the final site plan submittal: A Certificate of Appropriateness is required prior to final site plan approval. The following items and all items on the ARB Final Site Plan Checklist must be addressed: 1. Provide architectural designs with the next submittal. Note that the upper portions of the building elevations must be designed to eliminate blankness and achieve appropriate form, scale, etc. 2. Provide a roof plan that shows the dimensions of all proposed rooftop mechanical equipment and show rooftop mechanical equipment on the architectural elevations. Show how all visibility of mechanical equipment from the Entrance Corridors will be eliminated. 3. Provide the standard mechanical equipment note on the architectural drawings: Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated. 4. Provide a lighting plan for review. The plan should include all proposed architectural (wall- and ground mounted) lighting. Reinstalled streetlights must match the previous approval. 5. Provide the standard lighting note on the lighting plan. 6. If planting is added, provide plant species that are native to the region from the approved plant list. 7. If planting is added, 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. 8. Revise the site plan to show limits of work. 9. Provide adequate tree protection fencing on site plans for future review. Attachments • Attach. 1 - ARB2021-137: Stonefield Town Center Block C2-1 Initial Site Plan