HomeMy WebLinkAboutARB201800108 Checklist 2018-11-14 HNM
APPLICATION REVIEW HISTORY
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ARB #/Name_ARB2018-108 Avinity Estates Final SDP
ACTION DATE- NOTES S
County received application 7/23/18
Corresponding submittal 7/23/18 filing
deadline/ARB meeting date deadline; 9/4/18
ARB meeting •
Transfer from intake to ARB Staff 7/26/18 Received from Principal Planner
First ARB staff review 8/15/18; 8/15-16/18; Application is sufficient; reviewed; staff
8/21-24/18 report written
Comments to applicant 8/27/18 Staff report sent to applicant
ARB meeting date A/4/18
ARB action 9/5/18. Requested changes and future review;
action letter and email sent
Resubmittal received by staff 10/2/18
Resubmittal reviewed by staff 10/10-11/18
Were all comments addressed? Yes,but additional change requested
Comments to applicant 10/12/18 Via email and letter
Resubmittal received by staff 10/29/18 Received electronically
Resubmittal reviewed by staff 10/30-31/18
Were all comments addressed? 10/31/18
Resubmittal received by staff 11/13/18 Hard-copy received
Resubmittal reviewed by staff 11/14/18
Approval 11/14/18 CoA and email sent
CLOSED OUT 11/14/18
ARB2018-108: Avinity Estates, Final SDP HNM 8/15/18
COMPLETE REVIEW CHECKLIST
REF# GUIDELINE NOTES
GENERAL GUIDELINES
Purpose
1 The goal of the regulation of the design of development within the designated The development proposes 102 units(51 single-family
Entrance Corridors is to insure that new development within the corridors attached units and 51 townhouse units)on 11.88 acres.The
reflects the traditional architecture of the area. Therefore, it is the purpose of L shaped site lies east of Avinity I and properties that line
ARB review and of these Guidelines,that proposed development within the Avon Street, and west of the Kappa Sigma property fronting
designated Entrance Corridors reflect elements of design characteristic of the Rt.20,the EC.The maximum height of the residences is
significant historical landmarks,buildings, and structures of the 35', and all of the proposed units are 2-3 stories.Despite
Charlottesville and Albemarle area, and to promote orderly and attractive this, given how the grade rises drastically from the EC,
development within these corridors. Applicants should note that replication of previous analysis has suggested that the upper stories of
historic structures is neither required nor desired. interior lots 83-102 will be visible,as will the rear elevations
2 Visitors to the significant historical sites in the Charlottesville and Albemarle of lots 49-61 on the eastern perimeter of the site.
be
area experience these sites as ensembles of buildings, land, and vegetation. In Furthermore,the sideslevat be t the lots in41 and 42 may 48
visible from the EC, as may be rooflines of lots 27-48.
order to accomplish the integration of buildings, land, and vegetation The applicant has supplied plans for lots 34-48 and 83-86,
characteristic of these sites,the Guidelines require attention to four primary but not for the remainder. Staff assumes that lots 87-102 are
factors: compatibility with significant historic sites in the area; the character of 3-story townhomes similar to 83-86 and that lots 49-61 are
the Entrance Corridor; site development and layout; and landscaping. two-story single-family attached units similar to 34-48.
Compatibility with significant historic sites:
3 New structures and substantial additions to existing structures should respect The contemporary designs loosely allude to a vernacular
the traditions of the architecture of historically significant buildings in the Arts and Crafts style.
Charlottesville and Albemarle area. Photographs of historic buildings in the
area, as well as drawings of architectural features, which provide important
examples of this tradition are contained in Appendix A.
4 The examples contained in Appendix A should be used as a guide for building
design: the standard of compatibility with the area's historic structures is not
intended to impose a rigid design solution for new development. Replication
of the design of the important historic sites in the area is neither intended nor
desired.The Guideline's standard of compatibility can be met through
building scale,materials, and forms which may be embodied in architecture
which is contemporary as well as traditional. The Guidelines allow
individuality in design to•accommodate varying tastes as well as special
functional requirements.
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ARB2018-108: Avinity Estates,Final SDP HNM 8/15/18
REF# GUIDELINE NOTES
Compatibility with the character of the Entrance Corridor
5 It is also an important objective of the Guidelines to establish a pattern of The proposed townhomes and single-family attached
compatible architectural characteristics throughout the Entrance Corridor in housing will reflect the contiguous development at Avininty
order to achieve unity and coherence.Building designs should demonstrate I,to the west of this phase of development.
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. _
Site development and layout •
6 Site development should be sensitive to the existing natural landscape and A tree stand totaling 3,800 square feet will be preserved on
should contribute to the creation of an organized development plan.This may the northwest corner of the site; and a treeline on the
be accomplished,to the extent practical,by preserving the trees and rolling southern edge of the property(north of Pebble Drive)and
terrain typical of the area;planting new trees along streets and pedestrian the eastern edge(fronting the EC),totaling 4,750 sq.ft.,will
ways and choosing species that reflect native forest elements; insuring that be preserved.The latter will serve as screening of the
any grading will blend into the surrounding topography thereby creating a SWMF in this corner of the site.Additional tree plantings to
continuous landscape; preserving,to the extent practical, existing significant the west of this stand and the SWMF will help integrate the
river and stream valleys which may be located on the site and integrating these development with the context.Furthermore,the applicant is
features into the design of surrounding development; and limiting the building proposing copious street trees throughout the development.
mass and height to a scale that does not overpower the natural settings of the
site,or the Entrance Corridor.
Landscaping
7 The requirements of the Guidelines regarding landscaping are intended to The applicant has proposed a 5' landscape and maintenance
reflect the landscaping characteristic of many of the area's significant historic easement planted with red oaks and little gem magnolias
sites which is characterized by large shade trees and lawns. Landscaping between the eastern property line abutting the Kappa Sigma
should promote visual order within the Entrance Corridor and help to integrate Parcel and a proposed 8' wooden privacy fence.This is
buildings into the existing environment of the corridor. intended to obscure the development from the neighboring
8 Continuity within the Entrance Corridor should be obtained by planting property as well as the EC. Staff is concerned,however,that
different types of plant materials that share similar characteristics. Such a 5' wide swath is a meager planting strip for large
common elements allow for more flexibility in the design of structures deciduous and evergreen trees.
because common landscape features will help to harmonize the appearance of
development as seen from the street upon which the Corridor is centered.
SPECIFIC GUIDELINES
Compatibility with significant historic sites
Structure design
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ARB2018-108: Avinity Estates, Final SDP HNM 8/15/18
REF# GUIDELINE NOTES
9 Building forms and features, including roofs,windows, doors,materials, The proposed designs employ a panoply of materials,from
colors and textures should be compatible with the forms and features of the Hardiplank siding in numerous colors and stone veneer to
significant historic buildings in the area, exemplified by(but not limited to) vinyl windows, fiberglass doors,white aluminum
the buildings described in Appendix A.The standard of compatibility can be fascia/trim,metal shed porch roofs,and asphalt shingle
met through scale,materials, and forms which may be embodied in roofing. 8 different patterns of stone veneer by ProVia are
architecture which is contemporary as well as traditional.The replication of proposed, as well as 14 different colors of Hardiplank,
important historic sites in Albemarle County is not the objective of these ranging from whites,greys and taupe to muted blues,
guidelines. . greens, and reds.The roof forms are all side gables/saltbox,
10 Buildings should relate to their site and the surrounding context of buildings. with cross gable pediments or garages.The facades of the 2-
11 The overall design of buildings should have human scale. Scale should be story houses have steeply-pitched roofs so that they appear
integral to the building and site design. 1.5-stories from the front.Features include covered stoops,
bay windows, and shed dormers.
12 Architecture proposed within the Entrance Corridor should use forms, shapes, Scale is 2-3.5 stories.
scale, and materials to create a cohesive whole.
13 Any appearance of"blankness"resulting from building design should be The side elevations of the end units of each dwelling type
relieved using design detail or vegetation, or both. are minimally fenestrated,but not blind.The rear elevations
are planar,but fenestrated.The facades have some
architectural relief in the form of projecting garages or
porches/stoops.
14 Arcades,colonnades, or other architectural connecting devices should be used None proposed
to unify groups of buildings within a development.
15 Trademark buildings and related features should be modified to meet the Three housing types are proposed: two 2-story attached
requirements of the Guidelines. dwellings, and one 3-story townhome.Each type has a
model and serial number, such as"Model E-40 Gaines,"
"Model E-05 Marcella,"or`B70 Monroe,"suggesting these
are trademark buildings for Stanley Martin.
16 Window glass in the Entrance Corridors should not be highly tinted or highly The note has not been provided on the architectural
reflective. Reflectance off the outside pane of glass should be kept below 7%. elevations,only on smaller exhibits. Add the note to the
Specifications on the proposed window glass and samples of tinted window Arch D-sized elevation drawings.
glass should be submitted with the application for final review.
Window glass in the Entrance Corridors should meet the following criteria:
Visible light transmittance(VD)shall not drop below 40% Visible light
reflectance(VLR)shall not exceed 30%. Specifications on the proposed window
glass should be submitted with the application for final review.
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ARB2018-108: Avinity Estates, Final SDP HNM 8/15/18
REF# GUIDELINE NOTES
Accessory structures and equipment
17 Accessory structures and equipment should be integrated into the overall plan N/A:no accessory structures proposed,and mechanical
of development and shall,to the extent possible,be compatible with the units will be ground-mounted HVAC.
building designs used on the site. .
18 The following should be located to eliminate visibility from the Entrance No loading,service, storage, or refuse areas proposed;note
Corridor street. If, after appropriate siting,these features will still have a on sheet 1 states"all units shall have an individual trash
negative visual impact on the Entrance Corridor street, screening should be container and the HOA shall provide trash collection
provided to eliminate visibility. services."Another note on Sheet 3A reads"All units shall
a. Loading areas, have their own trash receptacle.Trash cans shall be stored
b. Service areas, within the garages of each unit."
c. Refuse areas, Mechanical equipment is ground-mounted and in the rear of
d:Storage areas, each lot;their visibility from the EC will be nil.
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 Two proposed 8' wooden fences are proposed for the
surrounding natural vegetation and may consist of: eastern and southern property lines.No detail or material
a. Walls, samples have been provided.Two 6'' segmented block
b. Plantings, and retaining walls are proposed in the E, S, and W sides of the
c. Fencing. SWMF in the north end of the property;two 6' segmented
block retaining walls are proposed for the west side of the
SWMF in the SE corner of the site. Given the grade
differentiations,it is believed that all of the retaining walls
will be visible from the EC: the top of the walls of the north
SWMF are 504 and 512;the top of walls at the south
SWMF are 504 and 514;the grade at the EC is
approximately 490, so even the bottoms of walls will rise at
least 8 feet above grade. Sheet 3B describes the south
SWMF retaining walls as Eagle Bay Diamond Pro, color
`James River.'
20 Surface runoff structures and detention ponds should be designed to fit into The SWMF in the SE corner of the site has been greatly
the natural topography to avoid the need for screening.When visible from the reduced in size and has a more natural curvature(less-
Entrance Corridor street,these features must be fully integrated into the engineered appearance).The SWMF in the north,
landscape.They should not have the appearance of engineered features. approximately 760' due west of the EC, also has a
naturalistic form.Both are sufficiently landscaped. If the CJ
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ARB2018-108: Avinity Estates, Final SDP HNM 8/15/18
REF# GUIDELINE NOTES
on the eastern edge of the north SWMF grows to its full 8'
height,it will obscure the wall from the EC.The IV planted
between the 2 retaining walls on the south SW averages 4-
6',which will largely obscure the wall.
21 The following note should be added to the site plan and the architectural plan: Note provided on the cover sheet(Sheet 1).
"Visibility of all mechanical equipment from the Entrance Corridor shall
be eliminated."
Lighting
22-29 General Guidelines No lighting plan was submitted.A note on the Cover Sheet
states,"No outdoor street lighting is proposed at this time.
Units shall have porch lights and/or post lights that will emit
light that is less than 3000 lumens."The only concern is
footcandle spillover onto the Kappa Sigma property,which
is zoned RI.Revise the note to state that proposed porch or
post lights will be oriented onto the private streets.
30-31 Guidelines for the Use of Decorative Landscape Lighting N/A: none proposed
Landscaping
32 Landscaping along the frontage of Entrance Corridor streets should include Only the southern portion of the lot has frontage(255 feet)
the following: along the EC. It is already treed with evergreens ranging in
a. Large shade trees should be planted parallel to the Entrance Corridor Street. size from 4"to 16"calipers.No trees are proposed for the
Such trees should be at least 31/2 inches caliper(measured 6 inches above the EC,however, there is a gap in the far NE corner of the
ground) and should be of a plant species common to the area. Such trees southern portion of the site, adjacent to the EC,which could
should be located at least every 35 feet on center. be planted.
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.
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ARB2018-108: Avinity Estates, Final SDP HNM 8/15/18
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33 Landscaping along interior roads: Street trees are provided along the private streets throughout
a. Large trees should be planted parallel to all interior roads. Such trees should the development.A note on Sheet 7 states that"street trees
be at least 2'/ inches caliper(measured six inches above the ground) and are provided 40' o.c. and 5'-10' from proposed utilities."
should be of a plant species common to the area. Such trees should be located The underground utilities and their easements have not been
at least every 40 feet on center. illustrated on the landscape plan, so potential conflicts could
34 Landscaping along interior pedestrian ways: not be determined; furthermore,a 5' distance from the
a. Medium trees should be planted parallel to all interior pedestrian ways. center of a utility line and a proposed tree is shorter than
Such trees should be at least 2'/ inches caliper(measured six inches above the desired,as engineering staff has stated that a 7-8' minimum
ground) and should be of a species common to the area. Such trees should be is desired. While 40' o.c.may be the average,the planting
located at least every 25 feet on center. distances range from 15'-75';the longest spans occur on the
east end of Moffat St, on the south side in particular. Staff
believes 3 additional trees could be added to the south side
of Moffat, one to the north side of Moffat(near the cul-de-
sac), 1 on the east side of Montague St., and 1 on the west
side of Bergen St.to reduce these larger distances.
35 Landscaping of parking areas: 10 parking spaces have been supplied in the development,
a. Large trees should align the perimeter of parking areas, located 40 feet on on the north end,by the clubhouse, and 2 trees have been
center. Trees should be planted in the interior of parking areas at the rate of provided. 10 street parking spaces line Degraw St.,and 9
one tree for every 10 parking spaces provided and should be evenly trees have been provided; 4 spaces are provided on the W
distributed throughout the interior of the parking area. side of Bergen St.,and 4 street trees are provided; 10
b. Trees required by the preceding paragraph should measure 21/2 inches parking spaces flank Moffat St,and 10 trees have been
caliper(measured six inches above the ground); should be evenly spaced; and provided; 6 spaces have been provided on the east side of
should be of a species common to the area. Such trees should be planted in Montague St., and 7 trees have been provided.
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 two SWMFs are well landscaped with large deciduous
a. Trees or other vegetation should be planted along the front of long buildings trees and various shrub varieties.Additional planting could
as necessary to soften the appearance of exterior walls. The spacing, size, and be provided in the NE corner of the smaller SWMF, in the
type of such trees or vegetation should be determined by the length,height, SE corner of the lot.All shrubs listed as min.24"ht. in plant
and blankness of such walls. schedule
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.
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ARB2018-108: Avinity Estates, Final SDP HNM 8/15/18
REF# GUIDELINE NOTES
37 Plant species: OK, all in the approved lists.
a. Plant species required should be as approved by the Staff based upon but
not limited to the Generic Landscape Plan Recommended Species List and
Native Plants for Virginia Landscapes (Appendix D).
38 Plant health: Note provided on Sheet 7.
The following note should be added to the 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 the plant."
Check The number of plants shown in the plant schedule corresponds to the MV listed as 16,but 17 counted.
number of plants shown on the plan
Check Limit the number of proposed plants for any one Combined tree total is 320/4=80 3 all ok;total shrub
species to 25%of the total proposed for that plant type (tree, shrub). count is 131/4=33 3 CJ and N are each over by 7.
Site Development and layout
Development pattern
39 The relationship of buildings and other structures to the Entrance Corridor OK:the development shows an organized pattern of private
street and to other development within the corridor should be as follows: streets(two that run E 3 W and two that run N 3 S)and
a. An organized pattern of roads, service lanes,bike paths, and pedestrian sidewalks on both sides of each street. IC'
walks should guide the layout of the site.
b. In general,buildings fronting the Entrance Corridor street should be parallel No buildings front the EC;the close property,Lot 41's,
to the street. Building groupings should be arranged to parallel the Entrance eastern boundary is approximately due west of the
Corridor street. development's eastern property line.The sides of lots 41-41
c. Provisions should be made for connections to adjacent pedestrian and face the EC,while the rears of lots 49-61 are oriented
vehicular circulation systems. towards the EC,behind the Kappa Sigma property.The side
d. Open spaces should be tied into surrounding areas to provide continuity elevation of the clubhouse is oriented towards the EC.
within the Entrance Corridor. Provisions have been made to connect Avinity Estates to
e. If significant natural features exist on the site(including creek valleys, steep Avinity I to the west,via Degraw St.A service road in the
slopes, significant trees or rock outcroppings),to the extent practical,then north also access a private access road that feeds into Rt.20.
such natural features should be reflected in the site layout. If the provisions of A 37' R-o-W continues for Bergen St south of its
Section 32.5.2.n of the Albemarle County Zoning Ordinance apply,then intersection with Moffat St to south property line for a
improvements required by that section should be located so as to maximize possible future connection to the parcel to the south.
the use of existing features in screening such improvements from Entrance
Corridor streets. 3.285 acres of open space have been provided in the north
f. The placement of structures on the site should respect existing views and and SE corners of the property;they are generally where the
vistas on and around the site. SWMFs are located.
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ARB2018-108: Avinity Estates,Final SDP HNM 8/15/18
REF# GUIDELINE NOTES
40 Site grading should maintain the basic relationship of the site to surrounding Grading throughout the development is extensive, especially
conditions by limiting the use of retaining walls and by shaping the terrain on the SE corner of the site,where the smaller SWMF will
through the use of smooth,rounded land forms that blend with the existing be located.The grade rises precipitously from 490 on the EC
terrain. Steep cut or fill sections are generally unacceptable.Proposed to 522 at the eastern edge of the cul-de-sac. Similarly, the
contours on the grading plan shall be rounded with a ten foot minimum grading around the proposed SWMF in the north is also
radius where they meet the adjacent condition. Final grading should achieve a extensive, in an area with existing managed steep slopes.
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 any OK; grading does not extend to preserved tree stands in N,
trees or other existing features designated for preservation in the final S,or E edges of property.
Certificate of Appropriateness. Adequate tree 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 OK
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 patterns)
should be incorporated into the finished site to the extent possible.
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z o- ias AV/N/7Y ESTATES; SDI
1.1N
11 s1(5c Architectural Review Board
,� Final Review of a Site Development Plan Checklist for Completeness
r, .:
®8 collated copies
®I set of color/material samples
A. Written description of the proposal
E Written description of the proposal.
® Explain how the proposal is compatible with the surrounding area and the Entrance Corridor.
B. Site plan showing the following(drawn to the scale of 1"=20',clearly legible and folded):
® Location(s)of proposed building(s)on the site.
® Location of proposed parking,travelways,walkways and other improvements.
® Mechanical equipment, trash containers, loading and service areas, other similar features and
improvements,and associated screening.
® Existing and proposed topography drawn with contour intervals of 5-feet or less, and with sufficient
off-site topography to describe prominent and pertinent off-site features and physical characteristics,
but in no case less than 50-feet outside of the site.
® Location and size of existing and proposed utilities and easements. Identify type of utility and extent
of easement.
® Stormwater management plan.
® Location of retaining walls indicating top and bottom elevations,maximum wall height,and proposed
materials,with material and color samples.
® Sheet number,total number of sheets,date of the drawing,date and description of the latest revision,and
contact information for the firm preparing the drawings in the title block on all drawings. For revised
drawings,clearly identify revisions made.
C. Landscape plan showing the following(drawn to the scale of 1"=20'or larger,clearly legible and folded):
® Proposed landscaping that meets or exceeds the requirements outlined in the ARB guidelines.
❑ Existing landscaping to be removed. Include the location,size,and species.
® Landscape key including all landscape symbols and a description of what they represent.
® Location of existing and proposed tree lines and tree save areas.
® Location of existing natural features.
® Location of individual trees of 6-inch caliper or greater and all significant groups of trees indicated by
botanical name and caliper.
❑ Location and height of above-ground utilities and associated easements, and location of loelow-
ground utilities and associated easements. - {Commented[HM1]:Not provided
® Stormwater facilities.
® Provide a signed,tree conservation checklist with all checklist items drawn on the landscape plans.
❑[ Include tree protection fencing and limits of work on the landscape,grading and E&S plans. -- Lcommented[HM2]:Not provided.
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ARB2018-83:Brookhill,blocks 4a&b,Final
HNM 6/20/18
b Lighting plan showing the following(drawn to the scale of 1"=20'or larger,clearly legible and folded): _..--- Commented[HM3]:Not provided.Note on Sheet I(Cover
Sheet)reads:"No outdoor street lighting is proposed at this time.
❑ Location of all proposed building and site lighting. Units shall have porch lights and/or post lights that will emit light
❑ Lighting schedule identifying all proposed light fixtures,poles and brackets. that is less than 3000 lumens."
❑ Manufacturer's cut sheets illustrating proposed lighting fixtures and information on illumination type,
intensity,style,shielding,color,finish,and installation height.
® Photometric plan addressing all fixtures and indicating that lighting does meet the requirements of
Section 4.17 of the Zoning Ordinance.
❑ Coordination of lighting with landscaping and other site elements.
E. Appearance of the building(s)(architectural elevations,color perspective sketches,site sections):
® Dimensioned architectural elevations of the proposed building(s). Elevations must be drawn to the
scale of 1/8"=l'-D". Include a building materials schedule and key on the elevation drawings.
Submittal of elevations that are not visible from the Entrance Corridor may be required to clarify the
overall building design.
01 Color perspective sketches that show the proposed development as seen from the Entrance Corridor. __ [Commented[HM4]:Not provided
• Site sections that clarify proposed changes in topography and illustrate the visibility of the proposed
development from the Entrance Corridor. Site sections shall indicate the finish floor elevation(s)and
roof height(s)relative to the natural elevations along the Entrance Corridor.
® One set of all building materials/colors.
❑j A floor plan adequate to show exterior walls,windows and doors. {Commented[HM5]:Not provided
F. Additional material
® Provide labeled, color, 8-1/2" x 11" photographs of the site as seen from both directions on the
Entrance Corridor.
® Signatures
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