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HomeMy WebLinkAboutARB201500120 Staff Report 2015-11-09ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB -2013-26: Avinity Phase 2 Townhomes Amendment Review Type Amendment to an approved Certificate of Appropriateness Parcel Identification 09100000001400 Location 2085 Avinity Loop, on the east side of Avon Street, north of Avinity Drive and south of Cale Elementary School Zoned Planned Residential Development (PRD)/Entrance Corridor (EC) Owner/Applicant Avon Properties LLC/Williams Mullen (Ashley Davies) Magisterial District Scottsville Proposal To revise the architectural design of the townhouses on lots 1 through 9. Context The Avon Street corridor is characterized by a mix of single family, multi -family, commercial and light industrial development. The Cale Elementary School is located immediately to the north. The clubhouse and townhouses east of units 18 and 26 have been built. Visibility The EC elevations and the side elevations of units 1 through 9 will be readily visible from the Avon Street Entrance Corridor. The Avinity Drive elevations of units 19 through 26 and the west elevation of unit 19 will be visible from the EC. The north elevations of units 10 and 14 through 18 will have some visibility from the EC. The existing wooded area on the Cale site is very thin and can be seen through. Trees to be added on the Avinity site will somewhat reduce the visibility of those elevations. The westernmost blocks of townhouses, north and south of the clubhouse, are currently visible at a distance from the EC. ARB Meeting Date November 16, 2015 Staff Contact Margaret Maliszewski PROJECT HISTORY DATE APPLICATION/REVIEW RESULT 7/29/2015 ARB -2015-97: Sip Application for subdivision si s received and under review. 3/20/2015 SDP -2014-62 Minor site plan amendment approved. 1/20/2011 ARB -2010-121 Overall residential development approved. 10/3/2010 ARB -2010-87 I Preliminary review of the overall residential development completed. 3/19/2007 ARB -2007-11 ARB advisory comments provided on the rezoning, comments provided on the prelimina site plan. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION Structure design 1 The goal of the regulation of the design of development The proposed architectural design reflects Revise the architectural within the designated Entrance Corridors is to insure that new elements of traditional architecture of the design (materials, forms, development within the corridors reflects the traditional area in the traditional townhouse form with a details, etc.) to establish a architecture of the area. Therefore, it is the purpose of ARB narrow width and 3 -story height, bracketed front for the Avon Street review and of these Guidelines, that proposed development hoods over some entrances, and emphasized elevations. within the designated Entrance Corridors reflect elements of window heads. The design also uses non - design characteristic of the significant historical landmarks, traditional elements, including a rooftop Revise the terrace level buildings, and structures of the Charlottesville and Albemarle structure, and a wooden rooftop terrace level parapet to achieve a more area, and to promote orderly and attractive development parapet that does not extend down to the traditional and within these corridors. Applicants should note that replication third -story cornice. These features appear coordinated appearance. of historic structures is neither required nor desired. "added on" and aren't completely coordinated with the character of the main Revise the design of the 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings. terrace level structures to buildings, land, and vegetation. In order to accomplish the significantly increase integration of buildings, land, and vegetation characteristic of The overall appearance of the EC elevations coordination with the these sites, the Guidelines require attention to four primary is of the back of a building that doesn't main buildings and to factors: compatibility with significant historic sites in the sufficiently address the street. The EC appear as a fully area; the character of the Entrance Corridor; site development elevations have a reduced level of materials integrated element of the and layout; and landscaping. compared to the front elevation. The EC residential design. elevations are all faced with siding; there is 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically no brick. The structure and detailing of the significant buildings in the Charlottesville and Albemarle balconies and the concrete patios (with area. Photographs of historic buildings in the area, as well as optional screened porches) are typical of rear drawings of architectural features, which provide important townhouse elevations. The simple support examples of this tradition are contained in Appendix A. posts (sometimes placed without respect to lower level fenestration) and the character of 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with the ground level doors emphasize the "back the area's historic structures is not intended to impose a rigid of building" appearance. Choosing the design solution for new development. Replication of the optional fireplace at the main (balcony) level design of the important historic sites in the area is neither adds an exterior element on the EC elevation intended nor desired. The Guideline's standard of that is not fully coordinated with the building compatibility can be met through building scale, materials, design. A dryer vent is located above the and forms which may be embodied in architecture which is main level on the EC elevation, reinforcing contemporary as well as traditional. The Guidelines allow the "back of building" appearance. The individuality in design to accommodate varying tastes as well fireplace and window options can result in as special functional requirements. un -aligned windows on the EC elevations. This situation does not occur on the front 9 Building forms and features, including roofs, windows, doors, materials, colors and textures should be compatible elevations. The proximity and orientation of with the forms and features of the significant historic the townhouses to Avon Street requires a buildings in the area, exemplified by (but not limited to) the design with a positive presentation to the buildings described in Appendix A [of the design guidelines]. street. That presentation does not exist in the The standard of compatibility can be met through scale, proposed design. materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The replication of important historic sites in Albemarle County is not the objective of these guidelines. 5 It is also an important objective of the Guidelines to establish The applicant has indicated that the proposed The recommendations on a pattern of compatible architectural characteristics design is for units 1 through 9 (the units that the design of units 1 throughout the Entrance Corridor in order to achieve unity front the EC) and the owner is still through 9 also apply to and coherence. Building designs should demonstrate considering the re -design of units 10 through the design of units 19 sensitivity to other nearby structures within the Entrance 26. through 26 and the north Corridor. Where a designated corridor is substantially elevations of units 10 and developed, these Guidelines require striking a careful balance 14 through 18. between harmonizing new development with the existing character of the corridor and achieving compatibility with the significant historic sites in the area. 10 Buildings should relate to their site and the surrounding context of buildings. 11 The overall design of buildings should have human scale. The projections forward and back, the None. Scale should be integral to the building and site design. windows and doors, the siding and brick, and the balconies help establish human scale in the townhouses. 12 Architecture proposed within the Entrance Corridor should There are currently no townhouses fronting None. use forms, shapes, scale, and materials to create a cohesive the Avon Street corridor. Single family whole. residences do front the corridor in a few places. Those residences use brick and siding and traditional residential forms and scale. The proposed townhouse design is a different form but is not incompatible with those existingbuildings. 13 Any appearance of "blankness" resulting from building The side elevations of the townhouses show Revise the architectural design should be relieved using design detail or vegetation, or only three windows and are mostly blank. design of the end units to both. This degree of blankness is not appropriate eliminate blankness by for the EC. adding windows and/or architectural detailing. 14 Arcades, colonnades, or other architectural connecting There are no physical connecting devices to None. devices should be used to unify groups of buildings within a unify townhouse blocks. (None were development. previously proposed.) The buildings are unified by the use of compatible forms and materials. 15 Trademark buildings and related features should be modified The applicant has indicated that this model None. to meet the requirements of the Guidelines. has not yet been constructed. 16 Window glass in the Entrance Corridors should not be highly Information on VLT and VLR has not been Ensure that the window tinted or highly reflective. Window glass in the Entrance provided on the drawings. glass in the townhouses Corridors should meet the following criteria: Visible light meets the following transmittance (VLT) shall not drop below 40%. Visible light requirements and add a reflectance (VLR) shall not exceed 3001o. Specifications on the note to the architectural proposed window glass should be submitted with the drawings indicating such: application for final review. Visible light transmittance (VLT) shall not drop below 40%. Visible light reflectance (VLR) shall not exceed 30%. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into The elevation drawings suggest that an Revise the elevation the overall plan of development and shall, to the extent HVAC unit is located on the EC side of the drawings to show that the possible, be compatible with the building designs used on the building. The plan shows the units on the HVAC units are on the site. other side of the building. The EC side of the Avinity Lane and Avinity 18 The following should be located to eliminate visibility from the townhouses is too visible a location for Place sides of the Entrance Corridor street. If, after appropriate siting, these HVAC units. townhouses. features will still have a negative visual impact on the Entrance Corridor street, screening should be provided to eliminate Choosing the fireplace option at the main See recommendations visibility. a. Loading areas, b. Service areas, c. Refuse areas, (balcony) level results in an exterior element under #1 and #32. d. Storage areas, e. Mechanical equipment, on the EC elevation that is not fully f. Above -ground utilities, and g. Chain link fence, barbed coordinated with the building design. A wire, razor wire, and similar security fencing devices. dryer vent is located above the main level on the EC elevation, reinforcing the "service" 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may appearance of this side of the building. consist of: a. Walls, b. Plantings, and c. Fencing. The rooftop structure has an "added on" appearance that is not fully coordinated with the main building. Utility connections are made at the lower level of the side elevations. The landscape plan does not include plants for screening these elements. 20 Surface runoff structures and detention ponds should be No changes proposed. None. designed to fit into the natural topography to avoid the need for screening. When visible from the Entrance Corridor street, these features must be fully integrated into the landscape. They should not have the appearance of engineered features. 21 The following note should be added to the site plan and the The note does not appear on the architectural Add the standard architectural plan: "Visibility of all mechanical equipment drawings. mechanical equipment from the Entrance Corridor shall be eliminated." note to the architectural drawings. 22- Lighting No street lights were proposed in this None. 31 development. Residential scale building - mounted wall lights are proposed. Cut sheets indicate fixtures with incandescent lamps emittin less than 3000 lumens. 32- Landscaping No landscape changes are proposed. Plants Revise the landscape plan 38 could be added to screen lower level utility to include plants to screen connections. the utility connections. Development pattern 6 Site development should be sensitive to the existing natural The approved site layout for this I Revise the architectural landscape and should contribute to the creation of an development places the townhouses 30-40' design (materials, forms, organized development plan. This may be accomplished, to from the property line and 50-65' from the details, etc.) to establish a the extent practical, by preserving the trees and rolling terrain paved street. The townhouse units are front for the Avon Street typical of the area; planting new trees along streets and situated nearly parallel to the EC street. A elevations. pedestrian ways and choosing species that reflect native sidewalk is to be built along the frontage, forest elements; insuring that any grading will blend into the and steps are provided from the sidewalk up surrounding topography thereby creating a continuous to each unit. In the original approved design, landscape; preserving, to the extent practical, existing steps led to the front porch of each significant river and stream valleys which may be located on townhouse. In the current proposal, the steps the site and integrating these features into the design of lead to the rear patio of each townhouse, with surrounding development; and limiting the building mass and the patio located below a main level balcony. height to a scale that does not overpower the natural settings The proximity and orientation of the of the site, or the Entrance Corridor. townhouses to Avon Street requires a design with a positive presentation to the street. 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the That presentation does not exist in the corridor should be as follows: proposed design. a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks should guide the layout of the site. b. In general, buildings fronting the Entrance Corridor street should be parallel to the street. Building groupings should be arranged to parallel the Entrance Corridor street. c. Provisions should be made for connections to adjacent pedestrian and vehicular circulation systems. d. Open spaces should be tied into surrounding areas to provide continuity within the Entrance Corridor. e. If significant natural features exist on the site (including creek valleys, steep slopes, significant trees or rock outcroppings), to the extent practical, then such natural features should be reflected in the site layout. If the provisions of Section 32.5.6.n of the Albemarle County Zoning Ordinance apply, then improvements required by that section should be located so as to maximize the use of existing features in screening such improvements from Entrance Corridor streets. f. The placement of structures on the site should respect existing views and vistas on and around the site. 40- Site Grading No grading changes are proposed. None. 44 SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The appearance of the EC elevations; the lack of a "front" facing the EC. 2. The appearance of the terrace level elements: the parapet and the rooftop structure. 3. The blankness of the side elevations. 4. The visibility and level of review required for units 10 through 26. Staff recommends the following changes to the proposal: 1. Revise the architectural design (materials, forms, details, etc.) to establish a front for the Avon Street elevations. 2. Revise the terrace level parapet to achieve a more traditional and coordinated appearance. 3. Revise the design of the terrace level structures to significantly increase coordination with the main buildings and to appear as a fully integrated element of the residential design. 4. Revise the architectural design of the end units to eliminate blankness by adding windows and/or architectural detailing. 5. Ensure that the window glass in the townhouses meets the following requirements and add a note to the architectural drawings indicating such: Visible light transmittance (VLT) shall not drop below 4001o. Visible light reflectance (VLR) shall not exceed 3001o. 6. Revise the elevation drawings to show that the HVAC units are on the Avinity Lane and Avinity Place sides of the townhouses, with no visibility from the EC. 7. Add the standard mechanical equipment note to the architectural drawings. "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 8. Revise the landscape plan to include plants to screen the utility connections. This will require an amendment to the site plan. 9. Note that these recommendations apply to any future re -design of units 19 through 26 and the north elevation of units 10 and 14 through 18. This report is based on the following submittal items: Sheet # Drawing Name Drawin Date/Revision Date Minor amendment plan 6/18/2015 Color rendering of front elevations - 1 Front Elevation 9-9-15 2 Side Elevations 9-9-15 3A Rear Elevations 9-11-15 4A Foundation Plan on Grade 9-11-15 5A Lower Level 9-11-15 6A Main Level 9-11-15 7 Upper Level 9-10-15 8 Rooftop Terrace Level 9-10-15 9 Electrical Plan 9-10-15 10 Details 8-18-15