HomeMy WebLinkAboutARB201800108 Staff Report 2018-09-04 ��FA�
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COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville,Virginia 22902-4596
(434) 296-5823
Fax(434) 972-4012
ARB ACTION MEMO
Date: September 4, 2018
Time: 1:00 PM
Meeting Room: Room 241, Second Floor
Members:
Frank Stoner: Present
Frank Hancock: Present
Bruce Wardell, Chair: Absent
Stan Binsted,Vice Chair: Present
Dade Van Der Werf: Present
Staff:
Margaret Maliszewski
Heather McMahon
Sharon Taylor
CALL TO ORDER
Mr. Binsted called the meeting to order at 1:02 p.m. and established a quorum.
DISCLOSURES
Mr. Binsted invited disclosures. Hearing none,the meeting moved to the next item.
PUBLIC COMMENT
Mr. Binsted invited public comment. Hearing none,the meeting proceeded.
REGULAR REVIEW ITEMS
a. ARB-2018-108: Avinity Estates - Final Site Plan (TM/Parcels 091000000016CO3 091000000016E0,
091000000016A0)
Albemarle County Architectural Review Board FINAL Action Memo September 4,2018 1
Proposal: To construct a residential development with 51 single-family attached units, 51 townhouse
units, and one clubhouse on combined 11.886 acres
Location: North of Pebble Drive,west of Route 20(Scottsville Road), south of the Kappa Sigma
headquarters, and east of the original Avinity development which fronts Avon Street Extended
Motion: Mr. Stoner moved for approval of the Certificate of Appropriateness for ARB-2018-108:Avinity
Estates-Final Site Plan with the conditions listed in the staff report, amended as follows.
1. Consider creating a larger planting strip between the rear lot lines and proposed privacy fence
and the property line abutting the Kappa Sigma parcel in order to accommodate more planting.
2. Add the standard window glass note to the Arch D-sized elevation drawings: Window glass in the
Entrance Corridors should meet the following criteria: Visible light transmittance (VLT) 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.
3. Provide details of each proposed fence in the plan, noting materials and colors. Provide
material/color samples.
4. Provide the standard mechanical equipment note on the architectural elevations: Visibility of all
mechanical equipment from the Entrance Corridor shall be eliminated.
5. Include the standard lighting note on the cover sheet: Each outdoor luminaire equipped with a
lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged
or shielded to reflect light away from adjoining residential districts and away from adjacent roads.
The spillover of lighting from luminaires onto public roads and property in residential or rural areas
zoning districts shall not exceed one-half footcandle.
6. Ensure that street trees are planted a minimum of 7 feet from the center of a water or sewer
line without decreasing quantity of trees provided. Provide additional street trees to reduce the
on center planting gaps larger than 50 feet on center.
7. It is recommended that the trees along Pebble Drive be located in a 10'wide easement
maintained by the HOA, and that the trees be located on the Pebble Drive side of the fence.
8. Rectify the quantity error for MV in the plant schedule on Sheet 7.
9. Reduce the quantity of CK and IV by 7 each while maintaining all other plant quantities at 25%or
less.
10. Show how the retaining wall,fence and trees can be accommodated at the southeast corner of
Lot 41.
11. Explore the possibility of reducing the width of the cul-de-sac.
Mr. Hancock seconded the motion.
The motion carried by a vote of 4:0. (Wardell absent)
OTHER BUSINESS
Colonial Auto:solar installation
Staff reported that the solar installation at the Colonial Auto site was now complete.
Next ARB Meeting: Monday,September 17, 2018
Albemarle County Architectural Review Board FINAL Action Memo September 4,2018 2
Project #/Name
ARB-2018-108: Avinity Estates
Review Type
Final Site Development Plan
Parcel Identification
091000000016CO3 091000000016E0, 091000000016A0
Location
North of Pebble Drive, west of Route 20 (Scottsville Road), south of the Kappa Sigma headquarters, and east of the original Avinity development which fronts
Avon Street Extended
Zoned
Planned Residential Development (PRD), Entrance Corridor (EC)
Owner/Applicant/Contact
Avinity Estates LLC/ Riverbend Development Inc./Scott Collins
Magisterial District
Scottsville
Proposal
To construct a residential development with 51 single-family attached units, 51 townhouse units, and one clubhouse on combined 11.886 acres
Context
The property is a mix of wooded and open areas. Nearby is a mix of residential, institutional, and industrial uses. Property on the opposite side of Scottsville
Road retains a rural character.
ARB Meeting Date
September 4, 2018
Staff Contact
Heather McMahon
' ' 0a1BE"811K'sto]:7'1
DATE
APPLICATION
RESULT
10/1/2014
ZMA-2013-16
Request to rezone 11.886 acres from R1 to PRD approved. Design Planning staff comments were provided during the review of the rezoning. The
character and appearance of the stormwater facility and landscaping along the EC frontage were identified as primary issues.
3/21/2016
ARB-2015-120
ARB approved an Amendment to the townhome designs in Avinity Estates I
1/8/2018
ARB-2017-94
ARB reviewed the Initial Site Development Plan for Avinity Estates
1/16/2018
ARB-2017-94
ARB held a work session for the Initial Site Development Plan, specifically focusing on the general layout and the cul-de-sac on the southeastern
end of the site, as well as the proposed stormwater management facility and its landscaping. The board forwarded a recommendation of approval
with conditions to be met in future submissions to the agent of the Site Review Committee (See Attachments A and B).
9/4/2018
ARB-2018-108
ARB will review the Final Site Development Plan for Avinity Estates for the first time
This proposal is an extension of the original Avinity development that fronts Avon Street Extended and was reviewed and approved between 2007 and 2010. In November 2014, a Zoning Map
Amendment (ZMA-2013-16) to rezone 11.886 acres between the Avinity I development and Route 20 (Scottsville Road) was approved. This development proposes 51 single-family attached units, 51
townhouse units, and a clubhouse as well as associated improvements. The proposed development will have access to Route 20 as well as Avinity 1.
VISIBILITY
The project area abuts the EC street (Route 20 South) in two places: 1) a pipe stem which holds an emergency access road north of the Kappa Sigma Headquarters property, and 2) 0.87 acres of open
space with approximately 260' of frontage to the south of Kappa Sigma that includes one of two proposed stormwater management facilities. Both will be visible from the EC.
The topography of the L-shaped site rises steeply westward [Figure 1]; therefore, the roofs, sides, and upper portions of the three-story townhouse units in the interior lots will be visible over the
rooflines of those two-story single-family attached units adjacent to the eastern perimeter of the site, behind the Kappa Sigma property. For instance, the FFE at the EC is 490 while the FFE at lot 41,
closest to the EC, is 526 and rises to an apex of FFE 568 at lot 24, at the western end of the site. Therefore, the roofs of lots 83-86 (with FFEs of 554 to 556) will be seen over lots 42-48 (with FFEs of
532 to 549) to the east, while townhouses on lots 87-102 may be seen incrementally through the single-family attached unit lots 49-61, as their FFEs are commensurate. Lots 14-17 (FFE 568) will rise
above lots 78-87 and lots 42-48. Large portions of the rear (north) elevations of lots 42-48 may be visible from the southbound lane of the EC; the side (east) elevation of 41 is the closest to the EC and
will be visible; the majority of the front (south) elevations of lots 42-44 may be visible at the intersection of Route 20 with Pebble Drive; and the side (east) elevation of lot 42 will be visible. The rear
elevations of lots 49-61 and possibly the (east) side elevation of the proposed clubhouse will be visible from the EC through the Kappa Sigma property, despite a single row of tree planting and fencing.
Figure 1: The property in question rises steeply westward, suggesting that the majority of the proposed dwellings will be visible from the EC.
As seen from Route 20 North, an Entrance Corridor. Photograph taken by H. McMahon, 10.26.17.
ANALYSIS
REF
GUIDELINE RECOMMENDATION 1-8-18 ISSUE RECOMMENDATION
GENERAL GUIDELINES
Purpose
I
The goal of the regulation of the design of development
Submit all architectural elevations for
Architectural elevations of one townhouse
None.
within the designated Entrance Corridors is to insure that
the single-family attached houses and
model (Monroe) and two single-family
new development within the corridors reflects the traditional
a materials palette for all proposed
attached unit models (Marcella and Gaines)
architecture of the area. Therefore, it is the purpose of ARB
buildings for review.
have been submitted, as well as material
review and of these Guidelines, that proposed development
samples. No floor plans have been submitted
within the designated Entrance Corridors reflect elements of
for review, but the footprints of the proposed
design characteristic of the significant historical landmarks,
units illustrated on the site plan are
buildings, and structures of the Charlottesville and
rectangular and planar, with no significant
Albemarle area, and to promote orderly and attractive
recesses or projections, no variation in the
development within these corridors. Applicants should note
massing. The applicant has submitted four
that replication of historic structures is neither required nor
sight line analyses/site sections that illustrate
desired.
visibility of the ridges of the roofs from the
EC. The maximum height of the residences is
2
Visitors to the significant historical sites in the
Charlottesville and Albemarle area experience these sites as
set at 35', and all of the proposed units are 2
ensembles of buildings, land, and vegetation. In order to
or 3.5 stories. The design aesthetic of the
accomplish the integration of buildings, land, and vegetation
single-family attached units is similar to that
characteristic of these sites, the Guidelines require attention
of the housing units built to the west, in
to four primary factors: compatibility with significant
Avinity's first phase of development. [Figures
historic sites in the area; the character of the Entrance
2 through 51
Corridor; site development and layout; and landscaping.
zi
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Figure 2: front elevations of two single-family attached unit models — Marcella and Gaines — and their variations, with materials palette
5
AE 62-67 Strip Drawing Draft 1
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Figure 3: front elevations of townhouse model — Monroe — and its variations, with materials palette
6
I"qww'O'vr-
Figures 4 and S: Architectural designs of townhomes at Avinity Estates L
Photographs taken by H. McMahon, 10.26.17.
REF
GUIDELINE I RECOMMENDATION 1-8-18 ISSUE RECOMMENDATION
Compatibility with significant historic sites:
3
New structures and substantial additions to existing
See recommendation in #1.
The proposed development's proximity to the
None.
structures should respect the traditions of the architecture of
Kappa Sigma Headquarters property could
historically significant buildings in the Charlottesville and
have provided a Neoclassical design
Albemarle area. Photographs of historic buildings in the
influence, while the historic residence on
area, as well as drawings of architectural features, which
TMP 91-16A could also have provided design
provide important examples of this tradition are contained in
inspiration. (The existing house and
Appendix A.
outbuildings on TMP 91-16A are contributing
resources to the Southern Albemarle Historic
4
The examples contained in Appendix A should be used as a
guide for building design: the standard of compatibility with
District. As per the proffers, the house will be
the area's historic structures is not intended to impose a rigid
documented before demolition.) However, the
design solution for new development. Replication of the
townhouses' design aesthetic is loosely based
design of the important historic sites in the area is neither
on either the Stick Style or the Craftsman
intended nor desired. The Guideline's standard of
tradition (or a m6lange of both), as exhibited
compatibility can be met through building scale, materials,
by the use of shed dormers or cross -gables
and forms which may be embodied in architecture which is
with king post trusses; shingles as exterior
contemporary as well as traditional. The Guidelines allow
wall cladding; barn -like garage doors with
individuality in design to accommodate varying tastes as
truncated pergolas that act as lintels; rustic
well as special functional requirements.
shutters; two -over -two or two -over -one lite
windows; and shed awnings.
Compatibility with the character of the Entrance Corridor
5
It is also an important objective of the Guidelines to
See recommendation in #1.
The proposed townhomes and single-family
None.
establish a pattern of compatible architectural characteristics
attached housing will reflect the contiguous
throughout the Entrance Corridor in order to achieve unity
development at Avinity I, to the west of this
and coherence. Building designs should demonstrate
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
See recommendation in #1.
Topography at this site rises from
Consider creating a larger planting
landscape and should contribute to the creation of an
approximately 490' at the center of Route 20
area between the rear lot lines and
organized development plan. This may be accomplished, to
to 568' in the middle of the site. An organized
proposed privacy fence and the
the extent practical, by preserving the trees and rolling
pattern of roads planted with street trees is
property line abutting the Kappa
terrain typical of the area; planting new trees along streets
proposed, although significant grading of the
Sigma parcel in order to
and pedestrian ways and choosing species that reflect native
hilly terrain will be required to accommodate
accommodate more planting.
forest elements; insuring that any grading will blend into the
the development. Wooded areas will be
surrounding topography thereby creating a continuous
removed, but a tree stand totaling 3,800
landscape; preserving, to the extent practical, existing
square feet will be preserved on the northwest
significant river and stream valleys which may be located on
corner of the site, and a treeline on the
the site and integrating these features into the design of
southern edge of the property (north of Pebble
surrounding development; and limiting the building mass
Drive) and the eastern edge (fronting the EC),
and height to a scale that does not overpower the natural
totaling 4,750 square feet will be preserved.
settings of the site, or the Entrance Corridor.
The latter will serve as screening of the
stormwater management facility in this corner
of the site. Additional tree plantings to the
west of this stand and the stormwater
management facility will help integrate the
development with the context. Furthermore,
the applicant is proposing sufficient street
trees throughout the development.
This submission has revised the east -west
interior street (Moffat) in the southern portion
of the site to terminate in one small cul-de-sac
in the southwest corner and a larger cul-de-sac
in the southeast corner of the site. There are
no proposed buildings that have rear
elevations facing the EC in this part of the
site, although those abutting and behind the
Kappa Sigma property (lots 49-61) on the
eastern perimeter are oriented with their backs
turned to Route 20. The single row of trees
(alternating red oaks and little gem
magnolias) on the eastern boundary of the
site, and the 8-foot-tall wooden privacy fence,
will reduce visibility but will not completely
screen the rear elevations from the EC.
Structure design
9
Building forms and features, including roofs, windows,
See recommendations in #1.
The proposed designs employ an array of
None.
doors, materials, colors and textures should be compatible
materials, from Hardiplank siding and stone
with the forms and features of the significant historic
veneer to vinyl windows, fiberglass doors,
buildings in the area, exemplified by (but not limited to) the
white aluminum fascia/trim, metal shed
buildings described in Appendix A [of the design
awnings, and asphalt shingle roofing. Eight
guidelines]. The standard of compatibility can be met
different patterns of stone veneer by ProVia
through scale, materials, and forms which may be embodied
are proposed, as well as 14 different colors of
in architecture which is contemporary as well as traditional.
Hardiplank, ranging from whites, greys and
The replication of important historic sites in Albemarle
taupe to muted blues, greens, and reds. The
County is not the objective of these guidelines.
roof forms are all side gables or saltbox pitch,
with cross gable pediments or garages. The
10
Buildings should relate to their site and the surrounding
context of buildings.
facades of the 2-story houses have steeply-
pitched roofs so that they appear 1.5-stories
11
The overall design of buildings should have human scale.
Scale should be integral to the building and site design.
from the front. The materials and colors
selected are expected to have an appropriate
12
Architecture proposed within the Entrance Corridor should
use forms, shapes, scale, and materials to create a cohesive
appearance from the EC.
whole.
Submitted elevations show all townhouses as
3.5 stories and the single-family units as 2
stories. A note on the cover sheet of the site
plan set reads that building height will not
exceed 35' high, but this measurement is
taken from the mid -point of the roofline; the
height is 40' from grade to ride pole.
13
Any appearance of "blankness" resulting from building
The side elevations of the end units of each
design should be relieved using design detail or vegetation,
dwelling type are minimally fenestrated, but
or both.
not blind. Landscaping is proposed along
those side elevations closest to the EC. The
14
Arcades, colonnades, or other architectural connecting
devices should be used to unify groups of buildings within a
rear elevations are planar, but fenestrated. The
development.
facades have some architectural relief in the
form of projecting garages or porches/stoops.
Other features that add relief to the
rectangular and planar walls include shed
awnings, bay windows, and shed or gable
dormers.
15
Trademark buildings and related features should be modified
Three housing types are proposed: two 2-story
to meet the requirements of the Guidelines.
attached dwellings and one 3-story
townhome. Illustrated models are Stanley
Martin "E-40 Gaines," "B-05 Marcella," and
"B70 Monroe,"
16
Window glass in the Entrance Corridors should not be highly
Add the standard window glass note to
The note has not been provided on the
Add the standard window glass note
tinted or highly reflective. Window glass in the Entrance
the architectural drawings. Provide
architectural elevations, only on smaller
to the Arch D-sized elevation
10
Corridors should meet the following criteria: Visible light
manufacturer's specifications for the
exhibits.
drawings.
transmittance (VLT) shall not drop below 4001o. Visible light
window glass.
reflectance (VLR) shall not exceed 3001o. Specifications on
the proposed window glass should be submitted with the
application for final review.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated
Show proposed loading, service,
No accessory structures are proposed and
None.
into the overall plan of development and shall, to the extent
refuse, and storage areas as well as
mechanical equipment (HVAC units) are
possible, be compatible with the building designs used on
mechanical equipment on the site plan
ground -mounted, at the rear of each lot; they
the site.
set. If mechanical equipment is roof-
mounted, provide roof plans. Show
will not be visible from the EC due to a
combination of distance, proposed fencing,
18
The following should be located to eliminate visibility from the
Entrance Corridor street. If, after appropriate siting, these
how the visibility of equipment will be
and proposed landscape screening. No
features will still have a negative visual impact on the Entrance
eliminated from the EC.
loading, service, storage, or refuse areas are
Corridor street, screening should be provided to eliminate
proposed. A note on the cover sheet (Sheet 1)
visibility. a. Loading areas, b. Service areas, c. Refuse areas,
reads "All units shall have an individual trash
d. Storage areas, e. Mechanical equipment,
container and the HOA shall provide trash
f. Above -ground utilities, and g. Chain link fence, barbed
collection services;" another note on Sheet 3A
wire, razor wire, and similar security fencing devices.
reads "All units shall have their own trash
receptacle. Trash cans shall be stored within
the garages of each unit."
19
Screening devices should be compatible with the design of
Revise the shape of the SWMF pond
Two 8-foot-tall wooden fences are proposed
Provide details of each proposed
the buildings and surrounding natural vegetation and may
to be more naturalistic.
for the eastern and southern property lines. No
fence in the plan, noting materials
consist of. a. Walls, b. Plantings, and c. Fencing.
Relocate the access road to the west
detail or material/color samples have been
provided for review. A 3-board farm fence is
and colors. Provide material/color
samples.
20
Surface runoff structures and detention ponds should be
designed to fit into the natural topography to avoid the need
side of the SWMF and show it
proposed along the east side of Lot 41 and
for screening. When visible from the Entrance Corridor street,
consistently throughout the site plan
along the cul-de-sac located closest to the EC.
See recommendation in #33.
these features must be fully integrated into the landscape.
set.
They should not have the appearance of engineered features.
Two 6-foot-tall segmented block walls are
Show the power line easement on the
proposed along the east, south and west sides
plans. Show utilities and associated
of the stormwater management facility on the
easements on the landscape plan.
north end of the property; similarly, two 6-
foot-tall segmental block walls are proposed
for the west side of the stormwater
management facility in the southeast corner of
the site. Given the topography, the retaining
walls will be visible from the EC (for
instance, the EC is at 490 FFE, while the tops
of the walls on the north retention pond are
11
504 and 512 and the tops of the walls on the
southeast retention pond are 504 and 514).
Sheet 3B describes the southeast stormwater
management facility retaining walls as
consisting of Eagle Bay "Diamond Pro"
block, color `James River.' This material has
been previously approved by the ARB, and a
sample has been provided for review: the
color is appropriate for the EC. Furthermore,
the proposed plantings between the walls will
largely obscure them once the shrubs reach
maturity.
The southeastern stormwater management
facility has been greatly reduced in size and
has been revised to have a less -engineered
appearance (more naturalistic curvature) since
the previous submission. The north
stormwater management facility, which is
located approximately 760 feet due west of
the EC, also has a naturalistic form. Both have
been sufficiently landscaped, and the extant
treeline on the southeastern corner of the site
will be retained for additional screening.
The access road to the southeastern
stormwater management facility has been
revised so that the majority of it lies to the
south of the retention pond, although the end
of the road does approach the pond's
southeastern edge. However, the road has
been sufficiently screened with a row of
hollies and a row eastern red cedars.
The overhead power line and easement in the
southeastern corner of the site has been
illustrated on the site plan, and no landscaping
is proposed within the easement. Other
12
utilities (such as underground water, sewer,
and stormwater), however, have not been
illustrated on the landscape plans. There is a
note on the landscape plan (Sheet 7) stating
"Street trees provided 40' o.c. and 5'-10' from
proposed utilities."
21
The following note should be added to the site plan and the
Add the standard mechanical
The note has been provided on the cover sheet
Provide the standard mechanical
architectural plan: "Visibility of all mechanical equipment
equipment note to the site plan set and
(Sheet 1) of the site plan set but is not present
equipment note on the architectural
from the Entrance Corridor shall be eliminated."
architectural drawings.
on the architectural drawings.
elevations.
22-
Lighting
Submit a lighting plan with
No lighting plan was submitted, however, a
Include the standard lighting note on
31
photometric values for all freestanding
note on the cover sheet (Sheet 1) states "No
the cover sheet, "Each outdoor
and wall -mounted lights as well as a
outdoor street lighting is proposed at this
luminaire equipped with a lamp that
lighting schedule and cut sheets for
time. Units shall have porch lights and/or post
emits 3,000 or more initial lumens
review.
lights that will emit light that is less than 3000
shall be a full cutoff luminaire and
lumens." The only concern is that no light be
shall be arranged or shielded to
oriented onto adjacent (i.e., the Kappa Sigma)
reflect light away from adjoining
property zoned RI, in which case the spillover
residential districts and away from
cannot exceed 0.5 footcandles.
adjacent roads. The spillover of
lighting from luminaires onto public
roads and property in residential or
rural areas zoning districts shall not
exceed one half footcandle."
Landscaping
7
The requirements of the Guidelines regarding landscaping
Create a denser, more naturalistic
Because the southeastern stormwater
Create a more naturalistic vegetative
are intended to reflect the landscaping characteristic of many
vegetative cover along the EC
management facility has been greatly reduced
cover around the SWMF by
of the area's significant historic sites which is characterized
frontage to screen the SWMF from the
in size, which has allowed for additional
integrating evergreens, large and
by large shade trees and lawns. Landscaping should promote
EC and integrate it into the
planting, and as the applicant is retaining the
medium deciduous trees, and shrubs
visual order within the Entrance Corridor and help to
surroundings. Provide a quantity of
existing treeline abutting the EC, a denser
in a naturalistic pattern.
integrate buildings into the existing environment of the
large shade trees long the EC frontage
more naturalistic cover along the EC frontage
corridor.
equivalent to 35' on enter, 3.5" caliper
at planting. Add small trees and shrubs
is proposed that will screen the retention pond
sufficiently. A gap remains in the northeast
8
Continuity within the Entrance Corridor should be obtained
by planting different types of plant materials that share
layered among the large trees. Increase
corner of the extant treeline and Kappa
similar characteristics. Such common elements allow for
planting area (open pace) to
Sigma's southern property boundary due to a
more flexibility in the design of structures because common
accommodate this planting free of
storm pipe and outlet.
landscape features will help to harmonize the appearance of
utilities and easements.
development as seen from the street upon which the Corridor
Evergreens (Nellie Stevens Holly and Eastern
is centered.
Make the width of the landscape
buffer consistent throughout the site
Red Cedar) have been provided west of the
extant treeline and the overhead electric line
32
Landscaping along the frontage of Entrance Corridor streets
13
should include the following:
plan set.
and its easement. Deciduous ornamental trees
a. Large shade trees should be planted parallel to the
(Serviceberry and Sweetbay Magnolia) have
Entrance Corridor Street. Such trees should be at least 3 %2
Provide landscaping consistent with
been provided to the west of the two rows of
inches caliper (measured 6 inches above the ground) and
the application plan, free of utilities
evergreens, in a zoned pattern that is not
should be of a plant species common to the area. Such trees
and easements.
naturalistic. Their sizes are listed as between 5
should be located at least every 35 feet on center.
feet and 7 feet in the plant schedule provided
b. Flowering ornamental trees of a species common to the area
on Sheet 7.
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:
Revise the spacing of street trees on
Street trees (pin oaks and allee elms) are
Ensure that street trees are planted a
a. Large trees should be planted parallel to all interior roads.
interior streets within the development
provided along the private streets throughout
minimum of 7 feet from the center of
Such trees should be at least 2%2 inches caliper (measured six
to 40' o.c.
the development. A note on Sheet 7 states that
a water or sewer line without
inches above the ground) and should be of a plant species
"Street trees are provided at 40' o.c. and 5'-
decreasing quantity of trees
common to the area. Such trees should be located at least
Rectify the plant schedule to reflect
10' from proposed utilities." Numerous trees
provided.
every 40 feet on center.
the requirement that all shrubs
measure 24" in height at planting.
are proposed to be planted within 5' from the
center of a water or sewer line; a 5-foot
Provide additional street trees to
34
Landscaping along interior pedestrian ways:
a. Medium trees should be planted parallel to all interior
distance from the center of a utility line and a
reduce the on center planting gaps
pedestrian ways. Such trees should be at least 2'/2 inches
Provide perimeter and interior parking
proposed large shade tree is smaller than the
larger than 50 feet on center.
caliper (measured six inches above the ground) and should
lot trees at the clubhouse parking lot, 2
7'-8' recommended by County engineering
be of a species common to the area. Such trees should be
'/2" caliper at planting.
staff.
located at least every 25 feet on center.
While the street tree spacing may average 40
35
Landscaping of parking areas:
a. Large trees should align the perimeter of parking areas,
feet on center, the measured planting
located 40 feet on center. Trees should be planted in the
distances range from 15 feet to 75 feet on
interior of parking areas at the rate of one tree for every 10
center. The longest spans, or gaps, occur at
parking spaces provided and should be evenly distributed
the east end of Moffat Street. Staff believes 3
throughout the interior of the parking area.
additional trees could be provided on the
b. Trees required by the preceding paragraph should measure
south side of Moffat Street and 1 tree on the
2'/2 inches caliper (measured six inches above the ground);
north side of Moffat Street (adjacent to the
14
should be evenly spaced; and should be of a species common
cul-de-sac), free of utilities, to reduce these
to the area. Such trees should be planted in planters or
larger distances/gaps.
medians sufficiently large to maintain the health of the tree
and shall be protected by curbing.
The plant schedule on Sheet 7 states that all
c. Shrubs should be provided as necessary to minimize the
shrubs will be planted at a 24-inch height
parking area's impact on Entrance Corridor streets. Shrubs
minimum.
should measure 24 inches in height.
Two red oaks, one pin oak, and one allee elm
have been provided around the 10 parking
spaces just south of the clubhouse in the north
end of the development. They are listed in the
plant schedule on Sheet 7 as 2.5-inch or 3.5-
inch caliper size. A sufficient number of street
trees have been provided for on -street parking
spaces.
36
Landscaping of buildings and other structures:
Show on the plan that the tree buffers
The applicant has proposed a 5-foot-wide
It is recommended that the trees
a. Trees or other vegetation should be planted along the front
on the north and east parcel boundary
landscape and maintenance easement planted
along Pebble Drive be located in a
of long buildings as necessary to soften the appearance of
lines are planted within a 10'
with red oaks and little gem magnolias
10' wide easement maintained by the
exterior walls. The spacing, size, and type of such trees or
landscaping easement maintained by
between the eastern property line abutting the
HOA, and that the trees be located
vegetation should be determined by the length, height, and
the HOA.
Kappa Sigma parcel and a proposed 8-foot-
on the Pebble Drive side of the
blankness of such walls.
tall wooden privacy fence. A similar swath
fence.
b. Shrubs should be used to integrate the site, buildings, and
Provide additional information on the
exists on the southern property line, between a
other structures; dumpsters, accessory buildings and
screening to be installed on the Kappa
proposed 8-foot-tall wooden privacy fence
structures; "drive thru" windows; service areas; and signs.
Sigma property.
and the rear lot lines. This is intended to
Shrubs should measure at least 24 inches in height.
buffer the development from the neighboring
property as well as from the EC. The planting
along the Kappa Sigma property line meets
the requirement of the reznoning. Staff is
concerned, however, that a 5-foot-wide swath
is a meager planting strip for large deciduous
and evergreen trees. A previous comment
(left) from the Initial SDP review requested
the applicant to provide a 10-foot landscape
easement, which has not been provided.
Additional information on the proposed
boundary screening has been provided: 41 red
oaks interspersed with 75 little gem
magnolias.
15
37
Plant species:
None.
All of the proposed plants are found within
Rectify the quantity error for MV in
a. Plant species required should be as approved by the Staff
the approved lists. However, the plant
the plant schedule on Sheet 7.
based upon but not limited to the Generic Landscape Plan
schedule has one error: 16 Sweetbay
Recommended Species List and Native Plants for Virginia
Magnolias (MV) are listed, but 17 have been
Landscapes (Appendix D).
counted on the landscape plan.
38
Plant health:
Add the standard plant health note to
The note has been provided on the landscape
Reduce the quantity of CK and IV by
The following note should be added to the landscape plan: "All
the landscape plan.
plan (Sheet 7).
7 each while maintaining all other
site plantings of trees and shrubs shall be allowed to reach,
plant quantities at 25% or less.
and be maintained at, mature height; the topping of trees is
Species diversity is recommended for plant
prohibited. Shrubs and trees shall be pruned minimally and
health; it is an ARB standard practice to
only to support the overall health of the plant."
request the applicant to limit the number of
proposed plants for any one species (i.e.,
trees, shrubs) to 25% of the total proposed for
that plant type. The amount of CJ (American
Beautyberry) and IV (Henry's Garnet
Sweetspire) exceed the 25% threshold, their
uantities over by 7 plants each.
Site Development and layout
Development pattern
39
The relationship of buildings and other structures to the
None.
The development shows and organized pattern
None.
Entrance Corridor street and to other development within the
of private streets and sidewalks flanking the
corridor should be as follows:
streets. Degraw Street will connect the new
a. An organized pattern of roads, service lanes, bike paths,
development to the first phase of Avinity,
and pedestrian walks should guide the layout of the site.
which fronts Avon Street to the west.
b. In general, buildings fronting the Entrance Corridor street
should be parallel to the street. Building groupings should be
No proposed buildings front the EC; the
arranged to parallel the Entrance Corridor street.
closest property, Lot 41's eastern boundary, is
c. Provisions should be made for connections to adjacent
approximately 85 feet due west of the parcel's
pedestrian and vehicular circulation systems.
eastern property line (abutting the EC). The
d. Open spaces should be tied into surrounding areas to
side of the proposed houses on lots 41-42 face
provide continuity within the Entrance Corridor.
the EC, while the rear elevations of the houses
e. If significant natural features exist on the site (including
proposed for lots 49-61 are oriented towards
creek valleys, steep slopes, significant trees or rock
the EC (and behind the Kappa Sigma
outcroppings), to the extent practical, then such natural
property). The side elevation of the clubhouse
features should be reflected in the site layout. If the
is oriented towards the EC. The side and rear
provisions of Section 32.5.6.n of the Albemarle County
elevations of the proposed models are
Zoning Ordinance apply, then improvements required by
fenestrated but have no architectural relief.
that section should be located so as to maximize the use of
Their visibility will be mitigated by the
16
existing features in screening such improvements from
proposed screening on the property lines.
Entrance Corridor streets.
f. The placement of structures on the site should respect
3.285 acres of open space have been provided
existing views and vistas on and around the site.
in the northwest and in the southeast corners
of the site, where the proposed stormwater
management facilities will be located.
Site Grading
40
Site grading should maintain the basic relationship of the site
Indicate on the plan the proposed
The proposed grading is extensive throughout
Show how the retaining wall, fence
to surrounding conditions by limiting the use of retaining walls
material and color for the retaining
the development, especially at the
and trees can be accommodated at
and by shaping the terrain through the use of smooth, rounded
wall and submit a sample for review.
southeastern corner of the site, closest to the
the southeast corner of Lot 41.
land forms that blend with the existing terrain. Steep cut or fill
EC, where the smaller of the two stormwater
sections are generally unacceptable. Proposed contours on the
management facilities will be located. The
grading plan shall be rounded with a ten foot minimum radius
grade rises precipitously from the EC (490
where they meet the adjacent condition. Final grading should
FFE) to the eastern edge of the cul-de-sac
achieve a natural, rather than engineered, appearance.
(522 FFE) and beyond, to the west (568 FFE).
Retaining walls 6 feet in height and taller, when necessary,
The grading around the stormwater
shall be terraced and planted to blend with the landscape.
management facility in the north is also
severe, in an area with existing managed steep
41
No grading, trenching, or tunneling should occur within the
drip line of any trees or other existing features designated for
slopes. Hence both facilities have two (each)
preservation in the final Certificate of Appropriateness.
6-foot-tall retaining walls proposed to
Adequate tree protection fencing should be shown on, and
navigate the extensive grading. The material
coordinated throughout, the grading, landscaping and erosion
and color of the proposed retaining walls and
and sediment control plans.
a sample have been provided for review and
are appropriate for the EC.
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
A 4' retaining wall is shown at the southeast
protection should remain in place until completion of the
corner of Lot 41. There appears to be
development of the site.
insufficient space for the wall, the fence and
the proposed trees in this area.
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.
17
1.100TIuM:ZYI]aS0[KI]UIU100DZINN193M
Staff recommends the following as the primary points of discussion:
1. Visibility of the development from the EC; architectural drawings required for the next submittal.
2. Treatment of the stormwater management facility adjacent to the EC.
Staff recommends approval with the following conditions:
1. Consider creating a larger planting area between the rear lot lines and proposed privacy fence and the property line abutting the Kappa Sigma parcel in order to accommodate more planting.
2. Add the standard window glass note to the Arch D-sized elevation drawings: Window glass in the Entrance Corridors should meet the following criteria: Visible light transmittance (VLT) shall
not drop below 4001o. Visible light reflectance (VLR) shall not exceed 30% Specifications on the proposed window glass should be submitted with the application for final review.
3. Provide details of each proposed fence in the plan, noting materials and colors. Provide material/color samples.
4. Provide the standard mechanical equipment note on the architectural elevations: Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated.
5. Include the standard lighting note on the cover sheet: Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged
or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or
rural areas zoning districts shall not exceed one half footcandle.
6. Create a more naturalistic vegetative cover around the SWMF by integrating evergreens, large and medium deciduous trees, and shrubs in a naturalistic pattern.
7. Ensure that street trees are planted a minimum of 7 feet from the center of a water or sewer line without decreasing quantity of trees provided.
8. Provide additional street trees to reduce the on center planting gaps larger than 50 feet on center.
9. It is recommended that the trees along Pebble Drive be located in a 10' wide easement maintained by the HOA, and that the trees be located on the Pebble Drive side of the fence.
10. Rectify the quantity error for MV in the plant schedule on Sheet 7. Reduce the quantity of CK and IV by 7 each while maintaining all other plant quantities at 25% or less.
11. Show how the retaining wall, fence and trees can be accommodated at the southeast corner of Lot 41.
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
1
Cover Sheet
7/23/18
2
Existing Conditions
7/23/18
3
1 Overall Layout and Open Space Exhibit
7/23/18
3A
Layout Plan
7/23/18
3B
Layout Plan
7/23/18
4
Utility Plan
7/23/18
4A
Utility Plan
7/23/18
5
Grading Plan
7/23/18
5A
Grading Plan
7/23/18
18
6
Traffic, Notes, & Details
7/23/18
7
Landscaping Plan
7/23/18
8
Landscaping Plan
7/23/18
9
Landscaping Details
7/23/18
10
Proffers & Special Exception (Variation)
7/23/18
11
ARB — Site Cross Sections
7/23/18
A-4A
Elevation "A" [B70 Monroe]
2/8/18
A-413
Elevation `B" [1370 Monroe]
2/8/18
A-4C
Elevation "C" [B70 Monroe]
2/8/18
A-413
I Elevation "D" [B70 Monroe]
2/8/18
C-1
Cover Sheet [E40 Gaines]
3/29/18
A-4A
Elevation "A" & Roof Plan [E40 Gaines]
3/29/18
A-4B
Elevation `B" & Roof Plan [E40 Gaines]
3/29/18
A-4C
Elevation "C" & Roof Plan [E40 Gaines]
3/29/18
A-413
Elevation "D" & Roof Plan [E40 Gaines]
3/29/18
A-4E
Elevation "B" & Roof Plan [E40 Gaines]
3/29/18
C-1
Cover Sheet [E05 Marcella]
2/9/18
A-4A
Elevation "A" & Roof Plan [E05 Marcella]
2/9/18
A-4B
Elevation `B" & Roof Plan [E05 Marcella]
2/9/18
A-4C
Elevation "C" & Roof Plan [E05 Marcella]
2/9/18
A-413
Elevation "D" & Roof Plan [E05 Marcella]
2/9/18
A-4E
Elevation `B" & Roof Plan [E05 Marcella]
2/9/18
Avinity Estates Lots 34-37
n.d.
Avinity Estates Lots 38-41
n.d.
Avinity Estates Lots 42-44
n.d.
Avinity Estates Lots 45-48
n.d.
Avinity Estates Lots 83-86
n.d.
19
F.110 KTIN:1YID1►1W
�}ilf:.f
W _F YG
. _1 T
1�
,�I
COUNTY OF ALREXIIARLE
Department of C om mnn it- Derelopm ent
401 hlcIntirn R-d, North Wing
Charlottesville, Virgiuia 22902-4596
Phone (434) 296-SS32
January 12, 2018
Sco-tt Collins
Collate Engineering
200 Garrett Street, Ste S
Charlatteav-llle, VA 22902
RE: ARB-2017-94: Avinitp Estates D Initial Site Plan - Initial Site ➢evelo p nest Plaa
Mr. Collins
Fax (434) 972-4126
At its- meef_n=o': '.fo'":`. Ta..._ar,. .:-"[I:::E:._1 _-_-=..:=!''Boa :i. _%':=of
vDted to fmvc: J --li_ i- 1 =con:_.]'_n.:a:I:L'_ on 1= acea1 SJ:E Ds:-10-n EL'C Plan',. '= a_ELC _w
the Site Repels-' Ci.aLJ MEe:
• Peseiileia_oti:ia_:1:a_::co_a_i:fythe design guidelinEs as pee 18-30.dAc(2),(3) and andrecommended
canlu:an: o: _::al _ 13:1 a -l:': al:
t. Prior tC lnitial plan n]prvi Aa E':iE s3 :Nan Es follanu:
a} R; .1:=:ie el:apE - -I'd -' =-n o"e _e''_Ialmlic-
b) F,-I-=e tLe accots road-L� tLe TrEit:Lue c'ne .',-:.[F and show it consistently throughout the site
-1EL' let
c} S=os thepower line easeme»1. o-a the plens. Sliuwatilities andassociatedeasemenis onthe landscape
plan.
d) Create a denser, more naturalistic regetattu,e cover along the EC frontage to screen the SVVMF from
the EC and integrate it into the slnmlmdi- s. Provide a quantity of large shade trees along the EC
frontage equivalent to 35' on center, 35" caliper at planthl& Add small trees and shrubs layered
among the large trees. In=ase planting area (open space) to amommodate this planting free of
utilities and ea3ement3.
e) Make the W LdL of:+ :Er.Ae_aue bifce_-_CT.S:![EU t:l_U'1 U: tLe iita_ plan set.
PmsEde 1-is: cshal:ia-=:� L: _ E a,-..-..-c_-=-a.-. f'EE ilities and easements.
g) 5hoW'1=--n-E3"-__E=:.'1d:al=p_o;::E:.al:n1 7=.'.E :�11-.'E.
b) RerL:= .12 .:c_ :o :_ c::at:on :o 1:.1L 1iz? :_ i:_Ea_:1 13 13:a:Cag walla
i) Sho:.':1e-%LL7i1:=_ ?_J:at -':11-ei,a _ 31: ns die EC:"o:^: _
]) Rern-:1=_E.`1:_ :: J:E '`n f:1=d'_c=ziCl'.:117: :_ pas'eaient.fronrthe c idor-
k) Rel-L_= :1= 1E V.'J: o- iE "EiiuED'KL'u H& to MWE full_ meet the guidelines and improve their
ielaticl_ -11- :_ _- =C.
A Cerifi_acE Z _ r p.er¢iateness is required prior to final site plan appiavaL
• Regarding reconrnrendations on the plan as it relates to the guidelines: Nane.
RegardLngthe final plan submittal
1. A Certificate of Appropriateness is required prior to final site plmm appiavaL
2. Submnall arctitecturalele-adoas for the single-family atAched houses andamabmi&13 palette feral]
proposed buildings Ex review.
_. _tdi:
_&t skvli rani ercesd 30K Pmvide
-h 3�_-_C [L. � -': _-_I-_.-0�- .�. _ - �': _:: '": z •rill
5-::1o_clitl-: LE: �a.':s=.a_dac:_d-areas as A•ell as mechanicalem pnumtonthesm
...?..:: n:2c1:a1::cal c_;:n_ :: zof- : timed, provide roof plans. Show haw the visibility of
eq_:pnm7n -.ill :a Eli:7i::a:ad fl: l:'.:::+
E_ Jim- iC -z the sre plan �=_:End a*cLitect,Jral drawings, Ymbiliu
p:al:,:r_ p:n_m:a__1: alga_: fo: alla trall-molmledlighhaEnreUas
zt:Ih_ .1?
-. F, E- 1== �e sLEpe :f �__ 81'." �.iF p�ld co 13e more naturalistic.
8. R_ 1::;,1e the access road to- the 3wEat side of the SWhIF and ehow it consistently throughout the site
plat
p. ShowthepowerhnemsementGntheplans- Sbi utihties and assadated easements onthe Landscape
plan.
1_ Creata_ a dense:. mCLe_ LatLr3li:jC %EgE:3:ite rover along dre EC frontage to screen die SVOMF from
EC and R s eta is 1 :ca : E _I-c_r.:.i .as. Provide a quantity of Larze shade trees along die EC
h:_:zsE =_q,_1:a1E:1c 3°' on cencer. 3.5" caliper at planilGg- Add small trees and shrubs layered
an:: LE aa_ :alas _Em Increase planting area (open space) to ac oznmodate this planting free of
nt:ll_i.: al::.'2L_ `lent3.
11- MakE '- iidi .f se landscape bniEar consistent througlwutthe site plan set.
12- P"ol' : E lsn iica_ ir- con_Lt=nt T5'Lth the ap'cli=arias ylsn. free a-Eutilidas and easements.
13. 5 12 :21-E = 3: al a P.O::E:. a.:_e . _.'.. D I.':.
14- R:E 1: -E KIM :c h::_1-1- C: ?3 =1e I e:a:L:ng A'alln
15- S-csrr=1 Ex:_rca 1Ea_:Cl Elo_1:rEl'aL131eLEtheEC_ontage-
1tF. R:.-. 1:_ _? _Ea:1:au�: =: iLE:o3dtrss to i?due nisi: ilr.: �_gavement fromthe conido-r.
17- R:E+.I_a :11a 1a�'z'J: of the rRsidenlial units to more fu]]c- meet die guidelines and improve their
r E1 a-i_I-11" :_' _= EC.
18- R'.I-. -_- pac_:g of o- {,ta w :t e^ t: witLn ran _.e. Elopmeut m 40' o.c-
19. R:E_::. dU _ I::l: m:::a:._:? :a_f.m _: _:a 1 a_q __E:1:E1::: 3: 311:::1_U: iaaswe 24"inheigbtatplaNdlig.
20.P:Cs:::.E._nn:EC_::n:.1-.mn*_.3:s:::l_.Q: CI a_. _._....L. .._. a al..l.._ lit: 2 W'Esliper at planting
21- 5=c'., on tl:E l_`1L:E'CLE_=='•L-Y=•:-I:'_1=_•:::L:al:d Es::=C=11-_1:d1:':'::sew areplamed withma
10 Nan i::3-11 Ed=='1=:1: 11:a:11:a111E :. b;
22. P:o ::.E 3::.:::o: 31:_f:_::a:i:1::n :::?EI::I:a :i.:?:_i:a:.a:.:n "_? Kappa Sig lapiapemy.
23. Ad-, d:E _:a1:C._:':. 1`Isn: _E _1:1-I=-e Co:lle lx_da:-a-1a�:,.a:::::d s::::: ��a^a+'r'eE-mldsArrelfisshaii to
.:..sired Shmbr wed
ri:n eL' :. .. :aill' UNd :.j-.0�'rata.. j.ea:::: :.^C y:2�L
24. Ini::3:e on the plan the proposed material and cuior for the retaining w" and submit a sample for
• Regarding conditions to he satLZdedprior to issuance of a grading penni
1. Revise the shape of the SiVMF pondta be more naturalistic.
2. Relocate the access road to the nest side ofthe SR-hIF and -how it consistently tbmughout the site
Plan set
3. Show thepowerline easemem. onthe plans- Show utilities and assodated easemems on the landscape
plan.
4. Create a denser, lore nit ralisdc ve=_etatlsre corer ales=_ the EC frontage to screen the SL %ff from
the EC and mtegrate it into the s=O: din__s. Fc =d a o'_a'^tit: of lat=_e _m& _E:: al= s EC
frontage equivalent to 3T on cEL:E1.: : :_ _. z� iJ:.:1 :all :::?: 3n'4 ::1'_ba .3T'a:ed
amo-ag the large trees. Increase P]Encing a E3 (o;ax en space) to ac.omodare chi: �!I naaz =ee of
Utilities and ea3ements.
3. Make the Width of the landscape buffEr consistent throughout the site plan set.
d. Provide landscaping consistent Aith the application plan. free odutili[ies and easements.
Yo-u ar.E•::::1 ::t �: oJ: ap; :i :a::on for continued SR.S reries at �: oJ: Ea:.:E:c:::1-. _ :1=_:1 :?. .�; p::c a:i=1: _:::::. :.1__::1: i::
and scbEeu Lea :_: 3. a:lab:? on-line atA w.albemarie.om,'ARE. PJezzE bE c_nza_ 1z-:: _1 :.F 6 __:r.::r.3: aii.1 a_::a: -_v
a ut,e-noted:::'J=_
20
F.110 KTIN:1yIWN81.1
u Y2
2S �t
COUNTY OF _iLBEMARLE
Department of Community Development
401 McIntire Road, rortlL Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
February 6, 201 S
Scott Collins
Collins Engineering
200 Garrett Street, Suite K
Cbarlctteswille Va 22902
RE: 1RB-2017-94: Avinity Estates (Phase 2) - Initial Site Development Plan
Dear Mr. Collins„
The Albemarle CountvAmbitectnral Review Board, atitz meeting on January 163 2015, held awodr session on
a revised layMt for the southeast comer of the development In consensus, the ARE agreed that the revised
design nos appropriate and was adequate to move fornard with a revised initial site plan.
You may submit your application fur emtinued ARE review at sour earliest convenience_ Application forms,
checklists and schedules are available on -lime at wwn•.albemarle.ar- ARB.
Revised drawings addressing the commentz listed abovre, and those from prevanus re3 ie3ws, are regnved.
Include updated ARB revisiom dates on each drawing_ Please provide a memo including detailed responses
indicating haw each comment has been addressed_ If changes other than those requested have been made,
identify those changes in the memo also. HiehliEhtinE the changes in the drawing wild "cloudinE" or by other
means will facilitate re3 ie3w and approval-
Ifyou have an; question= concemine any of the above, please feel free tQ contact me.
Sincerely,
Heather MAfahon, Senior Planner
434-296- 832x32?S
h m c m a ho 0@ alb e m axle. o xg
a= Avimty Estates, LLC
455 2" St., SE
5g Floor
ChWkMes -ilk VA 2.2902
ARB-2417-94 File
21