Design Review Board
Alta Premium Properties Trust
Design Review Board Report March 2021
Prepared for
CONTENTS
CITY OF VESTAVIA HILLS, AL 1.0 BACKGROUND & RESEARCH
3
LOCATION COMMUNITY ENVIRONMENT ARCHITECTURAL CONTEXT On behalf of:
PATCHWORK FARMS PUD SUMMARY & HIGHLIGHTS EXISTING SITE CONDITIONS 2.0 PROPOSED DESIGN SITE DIAGRAMS SITE PLAN RENDERING SITE ELEVATIONS PARKING STUDY EXTERIOR RENDERINGS MATERIAL PALETTE SUMMARY BUILDING A - DESIGN BUILDING B - DESIGN BUILDING C - DESIGN 3.0 ADDITIONAL INFORMATION ARCHITECTURAL IMPACT ECONOMIC IMPACT
CONTACT
Christopher Architecture & Interiors Chris Reebals, Principal Architect 2601 Highland Ave. S. Birmingham, AL 35205 T: 205.413.8531
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1.0 Background & Research
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Location
North
Wider Context
wa
y2
ba R
gh
C ah a
Hi
i ver
2000’
80
1
4
2
3
KEY Proposed Site Arterial routes
5
The Summit
1
The Summit future expansion
2
Colonnade
3
Liberty Park
4
Grand-view Medical Park
5
I-
45 9
Secondary streets
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Location
North
Immediate Context
250’
ha
ba
Ri v
er
Ro
ad
Ac
tio
nR
oa
d
I-
45 9
Ca
6
5
Ca
Mi
ll R
oa
d
He
al t
Proposed Site
ell
hy
4
Wa
y
KEY
ld w
Cahaba Ridge Retirement
1
Presbyterian Church
2
Old
3
Publix
6
ad
5
2
l Ro
Lifetime Fitness
ad
M il
4
l Ro
ell
Aspire
1
M il
dw
3
n ey
C al
Medjet
Loo
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Patchwork Farms Patchwork Farms Village Center Master Plan
History & Masterplan Images shown are the property of Daniel Corporation. We reserve no rights to any images shown on this page.
LAND USE DISTRICTS
nR
Ca
ha
ba
Ri ve rR oa d
Well-shaped greens are sprinkled conveniently throughout the development areas
alth
yW ay
Ac to
The presentation facades of buildings face the street. Parking lots and other service functions are screened from view in mid-block locations
Cahaba River Road is envisioned transformed into a pedestrianfriendly complete street with wide sidewalks and bike lanes
oad
A new landmark focal building sits at the intersection of Cahaba River Road and Healthy Way.
Building fronts face the creek, turning it into a signature public park space
He
A trail system winds around the perimeter of the village center The heart of the new village center is a shady green square framed by the fronts of buildings
A new street connects Old Looney Mill Road with Cahaba River Road
A new focal building is placed at the end of the view down Healthy Way Rowhouses and live-work townhouses form a transition between the village center’s core and edge
Old L oone y Mill
Road
Acto
n Pla
ce
New single family detached lots are located adjacent to existing single family detached lots
CONCEPTUAL SITE PLAN
Healthy Way Toward the Heart of the Village Center
Entrance - Healthy Way and Cahaba River Road
CONCEPT IMAGE Sidewalks along Cahaba River Road
Street-oriented architecture with a comfortable village scale is visible from Cahaba River Road, welcoming visitors Patchwork Farms Village Center
encourage visitors to travel to the Village Center by foot and bicycle
Patchwork Farms Village Center
CONCEPT IMAGE
A civic landmark pavilion marks the entrance to the Village Center (without gating the street)
Healthy Way is configured for walkability with generous sidewalks, regularly planted street trees, on-street parking and compact curb-to-curb pavement dimensions
Charrette Drawings
6
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4
Charrette Drawings
A new landmark focal building sits atop high ground at the end of the view down Healthy Way 7
A leafy mixed-use public square, shaped by the fronts of buildings, sits at the heart of the new Village Center
Broad awnings above shopfronts provide shade and protection from the elements for pedestrians
Charrette Drawings
Patchwork Farms Village Center
The Heart of the Village Center
CONCEPT IMAGE
A street-oriented grocery store is shown here anchoring the retail in the village center 9
Charrette Drawings
Glass in shopfronts is transparent, without heavy tinting, to preserve clear views to merchandise Patchwork Farms Village Center
6
Built Fabric Existing Architectural Context
LIFETIME FITNESS
ASPIRE
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CAHABA RIDGE RETIREMENT
PATCHWORK FARMS SHOPPING CENTER
7
Built Fabric Existing Site Photos
6
1 5 4 4
2
3
3
5
1
KEY Cahaba Ridge Retirement
1
Aspire
4
Presbyterian Church
2
Lifetime Fitness
5
Medjet
3
Publix
6
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Existing Site ASPIRE
HEALTHY WAY
HEALTHY WAY
CALDWEL L MILL RO AD
CAHABA RIDGE RETIREMENT
LIFETIME FITNESS
MEDJET
N O T FOR C O N S T R UC T I O N REVISION SCHEDULE #
DESCRIPTION
DATE
ALTA
L ROAD
IL ONEY M OLD LO
3/3/2022 3:14:07 PM
3071-3072 Healthy Way, Birmingham, AL 35243
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DATE
DRAWN BY
12/23/2022
Author
JOB NO.
CHECKED BY
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SHEET TITLE
SITE PLAN - EXISTING
1
P00.01 - SITE PLAN - EXISTING 1" = 30'-0"
N
P00.01
9
Zoning PUD Summary & Highlights City of Vestavia Hills, AL - Zoning Ordinance 2010, Last Amendment October 24, 2016 (Ord. 2331-B)
6.9.1 Intent “6. Exempt a development from the conventional zoning regulations regarding setbacks, minimum yard size, minimum greenbelts, off-street parking regulations, minimum floor areas, and other regulations to achieve the intent described herein; 7. Give the developer reasonable assurance of ultimate approval before beginning final engineering work while providing City officials with reasonable assurance that the development will retain the character envisioned at the time of concurrence;”
6.9.5 PUD Land Use Districts
8.1. Off Street Parking
Site is zoned as Planned Business (PB). As directed by Rebecca Leavings, City Clerk – City of Vestavia Hills, on 01.30.2020, the height requirements for this development shall “follow the same as P.O. it was in the original ordinance.” 3. Planned Office (PO) (1) When a building is to be constructed within three hundred (300) feet of a single-family residential dwelling in a PR-1 land use district existing at the time of the issuance of a building permit for said building, said building shall not exceed three (3) stories in height. (2) When a building is to be constructed more than three hundred (300) feet but less than five hundred (500) feet from a single-family residential dwelling in a PR-1 land use district existing at the time of the issuance of a building permit for said building, said building shall not exceed six (6) stories in height. (3) No building shall exceed ten (10) stories in height.
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Required parking shall be provided for each use on the site. In calculating required parking, fractions are rounded up to the next whole number; however, when multiple uses are proposed on the same site, the fractional requirement for each use is added together prior to rounding. Parking reductions may be allowed as part of site plan approval only if it is demonstrated to the satisfaction of the Commission that a combination of the following factors or measures are proposed by the development plan, including but not limited to: a. There are no material adverse impacts on parking conditions in the immediate vicinity. b. The development plan mitigates vehicular traffic impacts by proposing limited access to and from public streets. c. The development plan proposes the creation of new or upgraded sidewalks to help foster non-vehicular accessibility.
9.2 Site Landscaping 9.2.2. Frontage and Perimeter Landscaping Perimeter Landscaping: Minimum Depth of Planting Strip – 5 ft.
Greenspace Requirement “Patchwork PUD requires 15% Greenspace. The Nature Park is about 10% of that total. Greenspace calculation should consider Cahaba Retirement Village, The Reserve Apts, The Northport facility,” and other in combination with the new development.
10
2.0 Design Response
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Design Principles
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Design Strategies Setout
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Design Strategies Building Coverage
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Design Strategies Green Space
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Design Strategies Building Height
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Building Envelope Material Pallete
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Building Envelope Scope
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Location Proposed Site Plan
Towards North Birmingham
3
KEY
1
A
B
Towards Liberty Park
Towards Hoover
Healthy Way
C
Residences
B
Hotel
C
Cahaba Ridge Retirement
1
Medjet
2
Aspire
3
ell Mil
A
C aldw
Parking Deck & Roof Terrace
l Ro a d
Proposed Site
4
2
Lifetime Fitness
4
Towards Meadowbrook
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Metrics Schedule of Accomidation
C
B
A
BUILDING A | PARKING DECK
A
Habitable Space
COUNT 0
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BUILDING B | THE RESIDENCES AT ALTA
B
COUNT
BUILDING C | HOTEL AT ALTA
C
COUNT
Unit Type A
8
Queen
12
Unit Type B
8
Premium Queen
12
Unit Type C
8
King
42
Unit Type D
8
Premium King
39
Unit Type E
4
Suite
24
Penthouse
1
Total Hotel Room
129
Total Residences
37
Commercial Tenancies
4
20
Metrics Amenities
C
B
A
BUILDING A | PARKING DECK
A
Residence Roof Terrace
COUNT 1
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BUILDING B | THE RESIDENCES AT ALTA Residence Lounge
B
COUNT 4
BUILDING C | HOTEL AT ALTA
C
COUNT
Spa
1
Cafe
1
Restaurant
1
Pool
1
Ballroom
1
Bar
1
Conference Room
1
Golf Simulator
1
21
Metrics Parking
C
B
A
CARPARKS
LOCATION Parking Deck
– ADD IN 1 LOADING DOCK ON BUILDING C INTO PARKING METRICS
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A
221
Level B01
(91)
Level 01
(71)
Level 02
(59)
Patchwork Place
B
39
Caldwell Mill Road
C
21
Total Excluding (C)
260
Total Including (C)
281
22
No
Architectural Plans
rth
Basement
Building Area Types Legend BACK OF HOUSE PARKING Plant / Store / Services PUBLIC SPACE
KEY
VERTICAL CIRCULATION
Unit Type A
A.A
A.B
A.C
B.A
B.B
B.C
C.A
B.D
C.B
C.C C.D
C.E C.F
Unit Type B Unit Type C C.1
Unit Type D B.1
A.1
C.2
Unit Type E Amenities Queen Premium Queen King
B.2
C.3
Premium King
C.4
A.2
Suite Services / Store / Plant Parking B.3
Roof Terrace B.4
A.3
B.5
B.6
C.5 C.6
A.4
B.7
NOT FOR CONST R UCT ION REVISION SCHEDULE
C.7
#
DESCRIPTION
DATE
C.8
B.8 A.5
ALTA 3071-3072 Healthy Way, Birmingham, AL 35243
:43:27 AM
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1
B-B01 SITE WIDE 1/16" = 1'-0"
23
DATE
DRAWN BY
12/23/2022
CAI
JOB NO.
CHECKED BY
21028
CAI
SHEET TITLE
B-01 SITE WIDE
No
Architectural Plans
rth
Level 01
Building Area Types Legend AMENITY BACK OF HOUSE PARKING Plant / Store / Services
KEY
PUBLIC SPACE TENANT SPACE
Unit Type A
A.A
A.B
A.C
B.A
B.B
B.C
C.A
B.D
C.B
C.C C.D
VERTICAL CIRCULATION
C.E C.F
Unit Type B Unit Type C C.1
Unit Type D B.1
A.1
C.2
Unit Type E Amenities Queen Premium Queen King
B.2
C.3
Premium King
C.4
A.2
Suite Services / Store / Plant Parking B.3
Roof Terrace B.4
A.3
B.5
B.6
C.5 C.6
A.4
B.7
NOT FOR CONST R UCT ION REVISION SCHEDULE
C.7
#
DESCRIPTION
DATE
C.8
B.8 A.5
ALTA 3071-3072 Healthy Way, Birmingham, AL 35243
:45:57 AM
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24
DATE
DRAWN BY
12/23/2022
Author
JOB NO.
CHECKED BY
21028
Checker
SHEET TITLE
L-01 SITE WIDE
1
B-L01 SITE WIDE
No
Architectural Plans
rth
Level 02
Building Area Types Legend AMENITY BACK OF HOUSE GUESTROOM PARKING
KEY
PUBLIC SPACE ROOF TERRACE
Unit Type A
A.A
A.B
A.C
B.A
B.B
B.C
C.A
B.D
C.B
C.C C.D
VERTICAL CIRCULATION
C.E C.F
Unit Type B Unit Type C C.1
Unit Type D B.1
A.1
C.2
Unit Type E Amenities Queen Premium Queen King
B.2
C.3
Premium King
C.4
A.2
Suite Services / Store / Plant Parking B.3
Roof Terrace B.4
A.3
B.5
B.6
C.5 C.6
A.4
B.7
NOT FOR CONST R UCT ION REVISION SCHEDULE
C.7
#
DESCRIPTION
DATE
C.8
B.8 A.5
ALTA 3071-3072 Healthy Way, Birmingham, AL 35243
1 :09:41 AM
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B-L02 SITE WIDE 1/16" = 1'-0"
25
DATE
DRAWN BY
12/23/2022
Author
JOB NO.
CHECKED BY
21028
Checker
SHEET TITLE
L-02 SITE WIDE
No
Architectural Plans
rth
Level 03
Building Area Types Legend AMENITY BACK OF HOUSE GUESTROOM Plant / Store / Services
KEY
PUBLIC SPACE ROOF TERRACE
Unit Type A
A.A
A.B
A.C
B.A
B.B
B.C
C.A
B.D
C.B
C.C C.D
UNIT A
C.E C.F
UNIT B
Unit Type B
UNIT C
Unit Type C
UNIT E
UNIT D
C.1
Unit Type D
VERTICAL CIRCULATION
B.1
A.1
C.2
Unit Type E Amenities Queen Premium Queen King
B.2
C.3
Premium King
C.4
A.2
Suite Services / Store / Plant Parking B.3
B.4
24' - 6 1/2"
Roof Terrace
B.5
25' - 2 1/2"
A.3
B.6
C.5 C.6
A.4
B.7
NOT FOR CONST R UCT ION REVISION SCHEDULE
C.7
#
DESCRIPTION
DATE
C.8
B.8 A.5
ALTA
1
B-L03 SITE WIDE A LTA
:10:01 AM
3071-3072 Healthy Way, Birmingham, AL 35243
1/16" = 1'-0"
26
DATE
DRAWN BY
12/23/2022
Author
JOB NO.
CHECKED BY
21028
Checker
SHEET TITLE
L-03 SITE WIDE
No
Architectural Plans
rth
Level 04
Building Area Types Legend BACK OF HOUSE GUESTROOM PUBLIC SPACE VERTICAL CIRCULATION
KEY Unit Type A
A.A
A.B
A.C
B.A
B.B
B.C
C.A
B.D
C.B
C.C C.D
C.E C.F
Unit Type B Unit Type C C.1
Unit Type D B.1
A.1
C.2
Unit Type E Amenities Queen Premium Queen King
B.2
C.3
Premium King
C.4
A.2
Suite Services / Store / Plant Parking B.3
Roof Terrace B.4
A.3
B.5
B.6
C.5 C.6
A.4
B.7
NOT FOR CONST R UCT ION REVISION SCHEDULE
C.7
#
DESCRIPTION
DATE
C.8
B.8 A.5
ALTA
1
B-L04 SITE WIDE A LTA
:15:19 AM
3071-3072 Healthy Way, Birmingham, AL 35243
1/16" = 1'-0"
27
DATE
DRAWN BY
12/23/2022
Author
JOB NO.
CHECKED BY
21028
Checker
SHEET TITLE
L-04 SITE WIDE
No
Architectural Plans
rth
Level 05
Building Area Types Legend No colors defined
KEY Unit Type A
A.A
A.B
A.C
B.A
B.B
B.C
C.A
B.D
C.B
C.C C.D
C.E C.F
Unit Type B Unit Type C C.1
Unit Type D B.1
A.1
C.2
Unit Type E Amenities Queen Premium Queen King
B.2
C.3
Premium King
C.4
A.2
Suite Services / Store / Plant Parking B.3
Roof Terrace B.4
A.3
B.5
B.6
C.5 C.6
A.4
B.7
NOT FOR CONST R UCT ION REVISION SCHEDULE
C.7
#
DESCRIPTION
DATE
C.8
B.8 A.5
ALTA
1
B-L05 SITE WIDE A LTA
:11:21 AM
3071-3072 Healthy Way, Birmingham, AL 35243
1/16" = 1'-0"
28
DATE
DRAWN BY
12/23/2022
Author
JOB NO.
CHECKED BY
21028
Checker
SHEET TITLE
L-05 SITE WIDE
No
Architectural Plans
rth
Level 06
Building Area Types Legend PENTHOUSE Plant / Store / Services ROOF TERRACE
KEY Unit Type A
A.A
A.B
A.C
B.A
B.B
B.C
C.A
B.D
C.B
C.C C.D
C.E C.F
Unit Type B Unit Type C C.1
Unit Type D B.1
C.2
Unit Type E Amenities Queen Premium Queen King
B.2
C.3
Premium King
C.4
Suite Services / Store / Plant Parking B.3
Roof Terrace
DW
B.4
B.5
B.6
C.5 C.6
B.7
NOT FOR CONST R UCT ION REVISION SCHEDULE
C.7
#
DESCRIPTION
DATE
C.8
B.8
ALTA 3071-3072 Healthy Way, Birmingham, AL 35243
:13:25 AM
A LTA
1
B-L06 SITE WIDE 1/16" = 1'-0"
29
DATE
DRAWN BY
12/23/2022
Author
JOB NO.
CHECKED BY
21028
Checker
SHEET TITLE
L-06 SITE WIDE
No
Architectural Plans
rth
Roof
Building Area Types Legend No colors defined
KEY Unit Type A
A.A
A.B
A.C
B.A
B.B
B.C
C.A
B.D
C.B
C.C C.D
C.E C.F
Unit Type B Unit Type C C.1
Unit Type D B.1
C.2
Unit Type E Amenities Queen Premium Queen King
B.2
C.3
Premium King
C.4
Suite Services / Store / Plant Parking B.3
Roof Terrace B.4
B.5
B.6
C.5 C.6
B.7
NOT FOR CONST R UCT ION REVISION SCHEDULE
C.7
#
DESCRIPTION
DATE
C.8
B.8
ALTA 3071-3072 Healthy Way, Birmingham, AL 35243
:14:19 AM
A LTA
1
B-L07 SITE WIDE 1/16" = 1'-0"
30
DATE
DRAWN BY
12/23/2022
Author
JOB NO.
CHECKED BY
21028
Checker
SHEET TITLE
ROOF PLAN SITE WIDE
Elevations North Elevation
MAX HEIGHT 110' - 0"
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31
Elevations North Elevation
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32
Elevations North Elevation
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33
Elevations North Elevation
MAX HEIGHT 110' - 0"
A LTA
34
Elevations South Elevation
MAX HEIGHT 110' - 0"
A LTA
35
Elevations North Elevation
MAX HEIGHT 110' - 0"
A LTA
36
Key Sections
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37
Visualization Hotel Perspective
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38
Visualization North West Aerial
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39
Visualization Condo Perspective
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40
Visualization Condo Perspective
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41
Visualization Condo Perspective
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42
Visualization Car Park Building
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43
Visualization Condo Roof Terrace
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44
Visualization Condo Roof Terrace
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45
3.0 Additional Information
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46
Architectural Impact
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47
Economic Impact
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48
No
Location
rth
D
Site Obstacles co co
AD CALDWELL MILL RO
CAHABA RETIREMENT VILLAGE 4
ASPIRE
5
A
B
1’’ = 40’-0’’
C
3
EXISTING DETENTION POND
HEALTHY WAY
HEALTHY WAY 1
5
WD
DW DW
WD
D
5
3
MILL RO A
DW
3
DW
WD
6
WD
KEY
LOADING DOCK
CALDW EL L
DW
6
"PATCHWORK PLACE"
H Y
WD
D
EXISTING DETENTION POND
Potential Obstacles Parking Caldwell Mill
1
Round About
2
Connection to Lifetime
3
Round About
4
Existing Dentention Pond (x2)
5
Curb Cut / New Entrance
6
LIFETIME FITNESS
MEDJET 2
OLD LOONEY MILL RD
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49
A CHR ISTOPHER PROJECT