HomeMy WebLinkAboutARB201000087 Review Comments Preliminary Site Plan 2010-09-27ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB- 2010 -87: Avinity Preliminary Site Development Plan
Review Type
Preliminary Review of a Site Development Plan
Parcel Identification
Tax Map 91, Parcel 14
Location
1785 Avon Street Extended, on the east side of Avon Street Extended adjoining the (southwest) side boundary of
Approved
Cale Elementary School
Zoned
Planned Residential Development (PRD), Entrance Corridor (EC)
Owner/Applicant
Avon Properties LLC, Collins Engineering (Scott Collins) representative
Magisterial District
Scottsville
Proposal
To construct a residential development consisting of 100 townhouses, a multi -story 24 unit condominium building,
clubhouse and associated site improvements on a 9.24 acre parcel.
Context
The proposed development is located on the Avon Street Extended (State Route 742) Entrance Corridor. This
• Remove the system of retaining walls
corridor is moderately dense in development and is characterized by a mix of single family, multi - family,
commercial and light industrial uses.
Visibility
The proposed development is located on a parcel approximately 1,000' deep adjoining the southeast side of the
• Revise road sections regarding width, on- street parking and
Corridor. Sheet 3 Site Plan delineates the four phases of development. The front (northwest) and side elevations of
Units 1 - 10 in Phase II are expected to be highly visible due to their close proximity to the Corridor. The rear
(southwest) elevations of Units 19 - 26 are expected to be visible due to their proximity to the Corridor and the
lack of existing vegetation to remain in between. Views of the clubhouse, other townhouses and the condominium
building are expected to be limited to general shapes, colors and forms.
ARB Meeting Date
October 4, 2010
Staff Contact
Brent Nelson
Project History
DATE
APPLICATION/REVIEW TYPE
RESULT
9/9/10 (received)
SDP 2010 -72, Final Site Development Plan
Under review
5/27/10
SDP 2010 -24, Preliminary Site Development Plan
Approved
3/26/10
Variation Request (SDP 2010 -24, ZMA 2006 -5) for:
Approved
• Change from 80 condos /44 townhouses to 24 condos /100
townhouses
• Modify the amenity package (clubhouse)
• Remove the system of retaining walls
• Reorient the units and private streets
• Revise road sections regarding width, on- street parking and
ANALYSIS
REF
sidewalks
• Add a new road
ISSUE
6/25/07
SDP 2007 -66, Final Site Development Plan
Withdrawn
6/13/07
ZMA 2006 -5, Rezoning request
Approved
4/9/07
ARB 2007 -11, Advisory Review for a Rezoning
No objection with conditions (Attachment A)
ANALYSIS
REF
GUIDELINE
ISSUE
RECOMMENDATION
Structure design
9
Building forms and features, including
Sheet 8 Elevations contains front, rear and
Revise the configuration and size of the
roofs, windows, doors, materials, colors
side elevations for building Type A proposed
building footprints for Units 1 - 10 so they
and textures should be compatible with
in the northwest corner of the development
match the elevations submitted. Provide
the forms and features of the significant
(Phase 2). The configuration and size of the
rear elevations of Units 19 - 26 that
historic buildings in the area, exemplified
footprints for Units 1 - 10 do not match the
correspond with the building footprint.
by (but not limited to) the buildings
elevations. The configuration, size and
Revise the proposal by showing three
described in Appendix B. The standard
number of units in the footprint for Units 19
different, but complementary, paint colors
of compatibility can be met through
- 26 do not match the elevations submitted.
for Units 1 - 26. Revise the building Type
scale, materials, and forms which may be
A elevations by labeling for proposed
embodied in architecture which is
The applicant's memo states the elevations
materials and colors.
contemporary as well as traditional. The
will be comprised of Old Virginia Brick
replication of important historic sites in
Poplar Forest, HardiePlank siding in Harris
Albemarle County is not the objective of
Cream, asphalt shingle roofs in Timberline
these guidelines.
Charcoal, white trim, black shutters, white
columns and white railings. The proposed
12
Architecture proposed within the
materials and colors blend well and
Entrance Corridor should use forms,
complement each other; however, the sole
shapes, scale, and materials to create a
use of the Harris Cream siding color only
cohesive whole.
accentuates the significant length of these
buildings. Revising the proposal by showing
three different, but complementary, colors
would add needed interest, mitigating the
buildings' lengthy appearance.
The rear (southwest) elevations of Units 19 -
Revise the design of the rear elevations of
26 have a monolithic, repetitive and
Units 19 - 26 to appear more as if they
"backdoor" appearance. Sheet 5 Landscape
front on the entrance road (Avinity Drive).
Plan shows a hedge of Steeds Holly planted
This could be accomplished with the
along the rear (southern) boundary of these
addition of gable roof forms, variation in
REF
GUIDELINE
ISSUE
RECOMMENDATION
buildings. The 5' to 7' mature height of these
the size and placement of windows, and
plantings is not expected to screen EC views
variation in the porch designs.
of these elevations. Revising their design to
make them appear as if they front on the
entrance road ( Avinity Drive) would be more
appropriate. Changes to the design of the rear
elevation might include the addition of gable
roof forms, variation in the size and
placement of windows, and variation in the
porch designs.
Sheet 10 Elevations contains front and rear
Provide for review the side (northwest)
elevations of building Type B proposed in
elevations of Units 39, 69 and 57, labeled
Phases 1 and 3 of the development. The
for materials and colors.
proposed materials and colors blend well
with each other and the variation in their use
provides added interest, helping to mitigate
the lengthy appearance of these buildings.
The side (northwest) elevations of Units 39,
69 and 57 are the most visible of Phase 1
from the EC; however, they were not
included in this submission. Buildings of
Type B are expected to have impact only in
terms of general form, materials and colors
due to their distance from, and elevation
below, the EC.
Sheet 11 Building Plans & Clubhouse
Revise the clubhouse elevation by labeling
Elevation contains a front (northwest)
for proposed materials and colors. Provide
elevation of the proposed clubhouse /pavilion
a sample of the General Shale Virginia
located approximately 380' east of the EC at
Highlands brick proposed for this building.
the end of Avinity Drive. This building is
Revise the gable roof design above the side
expected to be visible; however, only the
wings so as to appear more proportionate
general form, materials and colors are
with the main roof form. Increase the size
expected to have an impact due to its
of the lunette in the center pediment and
distance from the EC. The applicant's memo
reduce the size of the lunette in the
indicates that General Shale Virginia
pediments of the side wings to be more
Highlands brick will be used; however, other
proportionate.
material identification and samples were not
REF
GUIDELINE
ISSUE
RECOMMENDATION
provided so their appropriateness could not
be evaluated. The gable roofs over the side
wings of the structure appear
disproportionately small with the rest of the
building. The proposed lunette in the center
pediment is disproportionately small, while
the lunettes in the side pediments appear too
large.
Sheet 3 Site Plan shows the footprint of a 24
Provide sketch elevations of the 24 unit
unit condominium building at the east end of
condominium building with material /color
the site approximately 900' from the EC. The
selections showing general building /roof
applicant's memo indicates the building will
forms and mechanical equipment locations.
not exceed 4 stories and will use the same
General Shale Virginia Highlands brick
proposed for the clubhouse building. Only
the general form and colors of this structure
are expected to have an impact due its
significant distance from the EC. The
applicant has verbally indicated that the
building design has not been developed at
this time. Given the anticipated visibility
from the EC, sketch elevations with
color /material selections showing general
building /roof forms and mechanical
equipment locations may suffice.
Accessory structures and equipment
17
The following should be screened to
The location and method of concealment of
Revise all applicable drawings to show the
eliminate visibility from the Entrance
mechanical equipment for all buildings
location and method of concealment for all
Corridor street:
visible from the EC was not provided with
mechanical equipment proposed for Units
a. Loading areas,
this application.
1 - 10, 19 - 26 and the clubhouse.
b. Service areas,
c. Refuse areas,
Sheet 3 Site Plan shows a proposed fence
Revise all applicable drawings by
d. Storage areas,
along the entire perimeter of the parcel. The
removing the fence line shown along the
e. Mechanical equipment,
applicant has verbally indicated the fence
Avon Street Extended right -of -way.
f. Above - ground utilities, and
line shown adjacent to the Avon Street
Provide a detail of the proposed privacy
g. Chain link fence, barbed wire, razor
Extended right -of -way was a drafting error.
fence including materials proposed,
wire, and similar security fencing
Details of the proposed fence, including
method of construction and proposed
devices.
materials, colors and height, were not
colors; wood materials with dark earth tone
REF
GUIDELINE
ISSUE
RECOMMENDATION
included with this submission. The applicant
colors of brown and grey would be
18
Screening devices should be compatible
has verbally indicated the fence would be a
acceptable.
with the design of the buildings and
6' tall wooden privacy fence. Dark earth tone
surrounding natural vegetation and may
colors of brown and grey are generally
consist of:
considered acceptable.
a. Walls,
b. Plantings, and
The north side of the fence proposed between
Shift the location of the fence proposed
c. Fencing.
Phase 1 and Cale Elementary and the south
between Phase 1 and Cale Elementary and
side of the same fence adjacent to Unit 1 are
the fence proposed along the southern
expected to be highly visible. The fence line
parcel boundary, parallel with Avinity
proposed along the portion of the southern
Drive, a minimum of 6' inside the property
parcel boundary that is parallel with Avinity
line to allow for plantings between the
Drive is also expected to be visible on both
fence and the boundary. Revise the
sides. Visibility in both locations is due to
landscape plan to show plantings in
the lack of existing significant vegetation to
intermittent masses on the north side of the
remain, lack of proposed planting and the
fence next to Cale Elementary, south side
close proximity of the fence to the EC.
of the fence adjacent to Unit 1, and north
Planting in intermittent masses on both sides
and south sides of the fence along the
of these fences would help to mitigate the
southern boundary parallel with Avinity
visual impact of their length. This would
Drive.
require that the fences be set back
sufficiently to allow room for the planting; a
minimum distance of 6' inside the property
line is recommended. In addition, varying the
horizontal alignment of the fences to create
projections, as viewed from the EC, could
further assist in minimizing the visual impact
of their length.
Landscaping
27
Landscaping along the frontage of
Sheet 5 Landscaping Plan shows 8 Red
Revise the Planting Schedule to show a 3
Entrance Corridor streets should include
Maple trees adjacent to the Avon Street
1 /2" caliper for the proposed Red Maple EC
the following:
Extended right -of -way planted at 21/2"
frontage trees. Provide evidence that these
a. Large shade trees should be planted
caliper instead of 31/2" caliper. They are
trees would be permitted, undisturbed,
parallel to the Entrance Corridor Street.
proposed underneath existing overhead lines
within the overhead utility easement or
Such trees should be at least 31/2 inches
and their mature height is expected to exceed
provide an alternate species and/or location
caliper (measured 6 inches above the
the height of these lines. The location of
that would meet the requirements of an EC
ground) and should be of a plant species
these lines is not shown on any of the
frontage tree. Revise the landscape
common to the area. Such trees should be
drawings included in this submission.
proposal by showing flowering ornamental
located at least every 35 feet on center.
Evidence that the trees would be permitted,
trees interspersed amongst the Red Maple
REF
GUIDELINE
ISSUE
RECOMMENDATION
b. Flowering ornamental trees of a
undisturbed, within the easement was not
frontage trees and shrubs, 24" tall at
species common to the area should be
provided with this application. The standard
planting, integrating Units 1 - 10 with the
interspersed among the trees required by
note regarding their pruning is not included
overall landscape plan, mitigating the
the preceding paragraph.
on the landscape plan. Flowering ornamental
appearance of their length as viewed from
d. An area of sufficient width to
trees and shrubs are not provided as required
the Corridor. Revise Sheet 5 Landscaping
accommodate the foregoing plantings
by the Guidelines. The front yards of Units 1
Plan by removing the hard surface area
and fencing should be reserved parallel to
- 5 are mistakenly designated as hard surface
mistakenly shown in the front yards of
the Entrance Corridor street, and
on the plan.
Units 1 - 5 and include the following note:
exclusive of road right -of -way and utility
All site plantings of trees and shrubs shall
easements.
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.
28
Landscaping along interior roads:
Proposed trees along the interior roads
Revise Sheet 5 Landscaping Plan by
a. Trees should be planted parallel to all
(Avinity Loop and Avinity Court) exceed the
reducing the spacing of proposed trees
interior roads. Such trees should be at
required spacing.
along interior roads (Avinity Loop and
least 21/2 inches caliper (measured six
Avinity Court) so as not to exceed 40'.
inches above the ground) and should be
of a plant species common to the area.
Such trees should be located at least
every 40 feet on center.
Site Grading
37
Cut and fill slopes should be rounded
Some of the proposed grading along the
Revise Sheet 4 Grading & Drainage Plan
(minimum ten foot radius) to meet
north and south (side) parcel boundaries does
so that all proposed cut and fill slopes
adjacent conditions.
not meet the 10' minimum radius to meet the
along the north and south side parcel
adjacent condition.
boundaries are rounded to a minimum 10'
radius to meet the adjacent site.
38
No grading, trenching, or tunneling
Sheet 4 Grading & Drainage Plan does not
Revise Sheet 4 Grading & Drainage Plan
should occur within the drip line of any
show proposed (revised) tree lines along the
to show the location of proposed (revised)
trees or other existing features designated
northern (side) parcel boundary. The location
tree lines along the northern (side) parcel
for preservation in the final Certificate of
and method of tree protection is not indicated
boundary; include the location and method
Appropriateness.
in this application.
of tree protection proposed.
39
Areas designated for preservation in the
final Certificate of Appropriateness
should be clearly delineated and
protected on the site prior to any grading
activity on the site. This protection
REF
GUIDELINE
ISSUE
RECOMMENDATION
should remain in place until completion
of the development of the site.
40
Preservation areas should be protected
from storage or movement of heavy
equipment within this area.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The proposed paint color for building Type A.
2. The repetitive and "backdoor" appearance of the rear (southwest) elevations of Units 19 - 26.
3. The gabled roofs over the side additions and proposed lunettes of the clubhouse.
4. Materials, colors, planting and alignment of the fence.
Staff offers the following comments on the Preliminary Site Plan:
1. Revise the configuration and size of the building footprints for Units 1 - 10 so they match the elevations submitted. Provide rear elevations of Units
19 - 26 that correspond with the building footprint. Revise the proposal by showing three different, but complementary, paint colors for Units 1 -
26. Revise the building Type A elevations by labeling for proposed materials and colors.
2. Revise the design of the rear elevations of Units 19 - 26 to appear more as if they front on the entrance road ( Avinity Drive). This could be
accomplished with the addition of gable roof forms, variation in the size and placement of windows, and variation in the porch designs.
3. Provide for review the side (northwest) elevations of Units 39, 69 and 57, labeled for materials and colors.
4. Revise the clubhouse elevation by labeling for proposed materials and colors. Provide a sample of the General Shale Virginia Highlands brick
proposed for this building. Revise the gable roof design above the side wings so as to appear more proportionate with the main roof form. Increase
the size of the lunette in the center pediment and reduce the size of the lunette in the pediments of the side wings to be more proportionate.
5. Provide sketch elevations of the 24 unit condominium building with material/color selections showing general building /roof forms and mechanical
equipment locations.
6. Revise all applicable drawings to show the location and method of concealment for all mechanical equipment proposed for Units 1 - 10, 19 - 26 and
the clubhouse.
7. Revise all applicable drawings by removing the fence line shown along the Avon Street Extended right -of -way. Provide a detail of the proposed
privacy fence including materials proposed, method of construction and proposed colors; wood materials with dark earth tone colors of brown and
grey would be acceptable.
8. Shift the location of the fence proposed between Phase 1 and Cale Elementary and the fence proposed along the southern parcel boundary, parallel
with Avinity Drive, a minimum of 6' inside the property line to allow for plantings between the fence and the boundary. Revise the landscape plan to
show plantings in intermittent masses on the north side of the fence next to Cale Elementary, south side of the fence adjacent to Unit 1, and north and
south sides of the fence along the southern boundary parallel with Avinity Drive.
9. Revise the Planting Schedule to show a 31/2" caliper for the proposed Red Maple EC frontage trees. Provide evidence that these trees would be
permitted, undisturbed, within the overhead utility easement or provide an alternate species and/or location that would meet the requirements of an
7
EC frontage tree. Revise the landscape proposal by showing flowering ornamental trees interspersed amongst the Red Maple frontage trees and
shrubs, 24" tall at planting, integrating Units 1 - 10 with the overall landscape plan, mitigating the appearance of their length as viewed from the
Corridor. Revise Sheet 5 Landscaping Plan by removing the hard surface area mistakenly shown in the front yards of Units 1 - 5 and include the
following note: 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.
10. Revise Sheet 5 Landscaping Plan by reducing the spacing of proposed trees along interior roads ( Avinity Loop and Avinity Court) so as not to
exceed 40'.
11. Revise Sheet 4 Grading & Drainage Plan so that all proposed cut and fill slopes along the north and south side parcel boundaries are rounded to a
minimum 10' radius to meet the adjacent site.
12. Revise Sheet 4 Grading & Drainage Plan to show the location of proposed (revised) tree lines along the northern (side) parcel boundary; include the
location and method of tree protection proposed.
APPENDIX A
This report is based on the following submittal items:
Sheet #
Drawing
Drawin Date/Revision Date
1
Title Sheet
Revision date 8/23/10
2
Existing Conditions and Limits Plan
Revision date 8/23/10
3
Site Plan
Revision date 8/23/10
4
Grading & Drainage Plan
Revision date 8/23/10
5
Landscaping Plan and Calculations
Revision date 8/23/10
6
Landscaping Notes and Details
Revision date 8/23/10
7
Site Sections From Avon Street Extended
Received 8/23/10
8
Elevations
Revision date 8/9/10
9
Building Plans
Revision date 8/9/10
10
Elevations
Revision date 8/9/10
11
Building Plans and Clubhouse Elevations
Revision date 8/9/10
Exterior Color/Materials List (Units 69 -74)
Received 8/23/10
Project Narrative
Received 8/23/10
Perspectives/Elevations
Color Perspective Rendering of Unit A
Received 8/23/10
Color Front Elevation of Unit B
Received 8/23/10
Color Rear Elevation of Unit B
Received 8/23/10
Aerial View Of Site Taken From Google Maps
Received 8/23/10
Floor Plans
Lot 69: First, Second and Third Floor Plans
Received 8/23/10
Photos
View From Entrance Corridor Looking South
Received 8/23/10
View From Entrance Corridor Looking Directly at Site (Facing East)
Received 8/23/10
View From Entrance Corridor Looking Northeast
Received 8/23/10
Materials /Colors
Siding Sample: HardiePlank Harris Cream
Received 8/23/10
10
Siding Sample: HardiePlank (grey color)
Received 8/23/10
Siding Color: Craig Putty
Received 8/23/10
Siding Color: Dark Beige
Received 8/23/10
Brick: Tan Brandon
Received 8/23/10
Brick: Red Poplar Forest
Received 8/23/10
Shutter/Door Color: Black Green (custom color)
Received 8/23/10
Shutter/Door Color: Deep Green (custom color)
Received 8/23/10
Roof Shingle: Dark Grey Asphalt (no product ID)
Received 8/23/10
Product Brochures
Garage Doors: Wayne Dalton, Models 9100 & 9600
Received 8/23/10
Windows: SilverLine, Series 2200
Received 8/23/10
Door: Old Trail Town Homes, Front Door Submittal: Masonite Belleville Warranty;
Masonite Belleville Brochure FrameSaver Warranty
Received 8/23/10
10
Attachment A
��oF AL$�
ti
�IRGINZ�FJ
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902 -4596
Phone (434) 296 -5832 Fax (434) 972 -4012
April 9, 2007
Mark Keller
Terra Concepts
224 Court Square
Charlottesville, VA 22902
RE: ARB- 2007 -11: Avinity - Advisory Review for a Rezoning
Tax Map 91, Parcel 14; Tax Map 90 Parcels 351, 35J, 35K
Dear Mr. Keller:
The Albemarle County Architectural Review Board, at its meeting on March 19, 2007, completed a preliminary review of the above -noted request. The
Board took the following actions.
Regarding the Rezoning Request, the Board by a vote of 5:0, forwarded the following recommendation to the Planning Commission:
The ARB has no objection to the proposed rezoning, noting the following:
1. The architectural designs of the townhouses require significant changes to the EC elevations and the side elevations to make them acceptable
for the EC. The proposed elevations should not be considered approved with the rezoning.
2. Avon Street planting shall meet ARB guidelines, with tree species chosen to accommodate overhead utilities. The biofilter north of unit 21 shall
be planted to be fully integrated into the surrounding landscape. Biofilter planting is subject to ARB approval with the landscape plan as part of
final site plan approval. Planting illustrated on the application plan should not be considered approved with the rezoning.
3. Covenants should be established for architectural policy (paint color, materials, etc.) regarding any units facing the Entrance Corridor,
specifically, the west and end elevations of units 12 — 21 and the south facing elevations of units 1 — 11.
11
Regarding the Preliminary Site Plan, the Board made the following comments and suggestions for the benefit of the applicant's next submittal.
1. EC planting shall meet the ARB Guidelines, with tree species selected to accommodate overhead utilities. Include on the plan biofilter plants that
are fully integrated with the surrounding landscaping.
2. Revise the building design to include architectural detailing to provide more interest and less of a flat appearance for the fagade.
3. Revise the architectural design of the side elevations to relieve the blankness of units 11, 12 and 21. Provide additional windows. Consider a
porch that wraps the corner
4. Reconsider the proportion of window to wall.
5. If divided lights are used in the windows, reconsider the consistency of the proportions of the divided lights.
6. Variation in materials could be considered.
7. Add context in the elevations as seen from Avon Street.
8. Provide VDOT correspondence regarding their approval to allow plantings in their right -of -way.
You may submit your application for continued ARB review at your earliest convenience. Application forms, checklists and schedules are available on -line
at www.albemarle.org /planning.
Revised drawings addressing the comments listed above are required. Include updated ARB revision dates on each drawing. Please provide a memo
including detailed responses indicating how each comment has been addressed. If changes other than those requested have been made, identify those
changes in the memo also.
Highlighting the changes in the drawing with "clouding" or by other means will facilitate review and approval.
If you have any questions concerning any of the above, please feel free to call me.
Sincerely,
Margaret M. Maliszewski
Design Planner
Planning Division
MMM /aer
Cc: Avon Properties LLC
P O Box 520, Crozet, VA 22932
Elaine Echols
File
12