ALTA : Zoning Presentation

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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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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DRAWN BY

12/23/2022

Author

JOB NO.

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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.

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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

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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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DATE

DRAWN BY

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Author

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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"

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DATE

DRAWN BY

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Author

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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"

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DATE

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12/23/2022

Author

JOB NO.

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21028

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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

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Author

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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

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Author

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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

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B-L06 SITE WIDE 1/16" = 1'-0"

29

DATE

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Author

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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

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1

B-L07 SITE WIDE 1/16" = 1'-0"

30

DATE

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SHEET TITLE

ROOF PLAN SITE WIDE

Elevations North Elevation

MAX HEIGHT 110' - 0"

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Elevations North Elevation

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Elevations North Elevation

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Elevations North Elevation

MAX HEIGHT 110' - 0"

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Elevations South Elevation

MAX HEIGHT 110' - 0"

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35

Elevations North Elevation

MAX HEIGHT 110' - 0"

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36

Key Sections

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Visualization Hotel Perspective

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38

Visualization North West Aerial

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Visualization Condo Perspective

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Visualization Condo Perspective

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Visualization Condo Perspective

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Visualization Car Park Building

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Visualization Condo Roof Terrace

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Visualization Condo Roof Terrace

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3.0 Additional Information

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Architectural Impact

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Economic Impact

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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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A CHR ISTOPHER PROJECT