HomeMy WebLinkAboutARB201500120 Staff Report 2016-03-14ARCHITECTURAL 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 5.
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 5 will be readily visible from the Avon Street Entrance Corridor. The existing wooded area on the Cale site
is very thin and can be seen through. The westernmost blocks of townhouses, north and south of the clubhouse, are currently visible at a distance from the EC.
ARB Meeting Date
March 21, 2016
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
DATE
APPLICATION
RESULT
3/1/16
LOR to SDP -2014-62
Request for a Letter of Revision received for landscape changes to screen mechanical equipment.
2/1/2016
ARB -2015-120
Work session to address architectural issues. See Attachment B for the action letter from this meeting. The comments from this meeting are also included in the
Analysis table, below.
11/16/2015
ARB -2015-120
Preliminary review of the townhouse amendment. See Attachment A for the action letter from this meeting. The comments from this meeting are also included
in the Analysis table, below.
7/29/2015
ARB -2015-97: Sign
Application for subdivision signs 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
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 preliminary site plan.
CHANGES TO THE DESIGN SINCE THE LAST REVIEW
See Attachment C for the applicant's list of revisions.
ANALYSIS
REF GUIDELINE
Comment from 11/16/15 and 2/1/16
meetings
ISSUE
RECOMMENDATION
Structure design
1 The goal of the regulation of the design of development
1.Revise the architectural design (materials,
Since the original review, the design of the
The side elevation option
within the designated Entrance Corridors is to insure that new
forms, details, etc.) to establish a front for the
Avon Street -facing elevations has been
with the continuous parapet
development within the corridors reflects the traditional
Avon Street elevations.
revised to add some brick, to add entry doors
appears more appropriate.
architecture of the area. Therefore, it is the purpose of ARB
with "roofs", to revise decks to balconies,
review and of these Guidelines, that proposed development
2.Revise the roof terrace level parapet to
and to alter some window locations. These
within the designated Entrance Corridors reflect elements of
achieve a more traditional and coordinated
changes result in elevations that look more
design characteristic of the significant historical landmarks,
appearance.
like fronts and a more coordinated overall
buildings, and structures of the Charlottesville and Albemarle
appearance.
area, and to promote orderly and attractive development
3.Revise the design of the terrace level
within these corridors. Applicants should note that replication
structures to significantly increase
The parapet has been simplified and appears
of historic structures is neither required nor desired.
coordination with the main buildings and to
more appropriate and coordinated with the
2
Visitors to the significant historical sites in the Charlottesville
appear as a fully integrated element of the
overall building. The design has been
and Albemarle area experience these sites as ensembles of
residential design.
detailed on sheet 8 of the submittal.
buildings, land, and vegetation. In order to accomplish the
integration of buildings, land, and vegetation characteristic of
WS: Detail the deck rail around the rooftop
The terrace level structures were also
these sites, the Guidelines require attention to four primary
deck so it fits in better with overall fagade of
revised. The pitched roofs were changed to
factors: compatibility with significant historic sites in the
the building.
flat roofs that appear more coordinated with
area; the character of the Entrance Corridor; site development
the overall building.
and layout; and landscaping.
WS: The side elevation showing the
penthouse should be continuous with the rest
The side elevations have been changed with
3
New structures and substantial additions to existing structures
should respect the traditions of the architecture of historically
of the facade.
the addition of windows and the addition of
significant buildings in the Charlottesville and Albemarle
brick at the center portion of the wall. Two
area. Photographs of historic buildings in the area, as well as
options are shown for the treatment of the
drawings of architectural features, which provide important
side elevations above the main wall of the
examples of this tradition are contained in Appendix A.
building. One shows the brick continuing up
the side of the terrace level structure. The
4
The examples contained in Appendix A should be used as a
guide for building design: the standard of compatibility with
other shows the parapet continuous across
the area's historic structures is not intended to impose a rigid
the side elevation, and provides horizontal
design solution for new development. Replication of the
siding for the terrace level structure. The
design of the important historic sites in the area is neither
continuous parapet has a more coordinated
intended nor desired. The Guideline's standard of
appearance.
compatibility can be met through building scale, materials,
and forms which may be embodied in architecture which is
contemporary as well as traditional. The Guidelines allow
individuality in design to accommodate varying tastes as well
as special functional requirements.
9
Building forms and features, including roofs, windows,
doors, materials, colors and textures should be compatible
with the forms and features of the significant historic
buildings in the area, exemplified by (but not limited to) the
buildings described in Appendix A [of the design guidelines].
The standard of compatibility can be met through scale,
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
9.Note that these recommendations apply to
The applicant has indicated that the proposed
None.
a pattern of compatible architectural characteristics
any future re -design of units 19 through 26
design is for units 1 through 5 only and that
throughout the Entrance Corridor in order to achieve unity
and the north elevations of units 10 and 14
designs for future buildings will be submitted
and coherence. Building designs should demonstrate
through 18.
separately.
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.
10
Buildings should relate to their site and the surrounding
context of buildings.
11
The overall design of buildings should have human scale.
None.
None.
None.
Scale should be integral to the building and site design.
12
Architecture proposed within the Entrance Corridor should
None.
None.
None.
use forms, shapes, scale, and materials to create a cohesive
whole.
13
Any appearance of "blankness" resulting from building
4.Revise the architectural design of the end
Some windows were added to the side
None.
design should be relieved using design detail or vegetation, or
units to eliminate blankness by adding
elevations. The addition of brick helps break
both.
windows and/or architectural detailing.
up the elevation.
14
Arcades, colonnades, or other architectural connecting
None.
None.
None.
devices should be used to unify groups of buildings within a
development.
15
Trademark buildings and related features should be modified
None.
None.
None.
to meet the requirements of the Guidelines.
16
Window glass in the Entrance Corridors should not be highly
5.Ensure that the window glass in the
The window glass note has been added to
None.
tinted or highly reflective. Window glass in the Entrance
townhouses meets the following
Sheet 3.
Corridors should meet the following criteria: Visible light
requirements and add a note to the
transmittance (VLT) shall not drop below 4011o. Visible light
architectural drawings indicating such:
reflectance (VLR) shall not exceed 30%. Specifications on the
Visible light transmittance (VLT) shall not
proposed window glass should be submitted with the
drop below 40% Visible light reflectance
application for final review.
(VLR) shall not exceed 30%.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into
6.Revise the elevation drawings to show that
Mechanical units are no longer shown on the
Spec a screening shrub
the overall plan of development and shall, to the extent
the HVAC units are on the Avinity Lane and
EC side of the buildings. Some have been
species with an available
possible, be compatible with the building designs used on the
Avinity Place sides of the townhouses, with
moved to the sides of the buildings. A note
planting size that will fully
site.
no visibility from the EC.
on the side elevation drawing indicates that
screen the equipment at
3' tall shrubs will be planted to screen the
planting. Coordinate the
See recommendations under #1 and #32.
HVAC compressors and the gas meters. The
Letter of Revision submitted to address the
architectural and landscape
plans regarding the screening
18
The following should be located to eliminate visibility from the
Entrance Corridor street. If, after appropriate sitin , these
landscape changes labels the shrubs as IC,
shrub size. Coordinate the
features will still have a negative visual impact on the Entrance
but the change in the plant schedule is for the
plan and plant schedule
Corridor street, screening should be provided to eliminate
DB Daphne x burkwoodii. The Daphne
regarding plant quantities.
visibility. a. Loading areas, b. Service areas, c. Refuse areas,
grows to a mature height of 2'-3'. This
d. Storage areas, e. Mechanical equipment,
means fully mature plants would be needed
f. Above -ground utilities, and g. Chain link fence, barbed
at the time of planting. The IC compact holly
wire, razor wire, and similar security fencing devices.
can grow to 6' high, but plants at the 4'-5'
planting height that is indicated in the plant
19
Screening devices should be compatible with the design of
the buildings and surrounding natural vegetation and may
schedule may be difficult to find.
consist of. a. Walls, b. Plantings, and c. Fencing.
The applicant's memo states that fireplace
vents remain on the EC elevations, but the
drawings note dryer vents over the doors on
the EC elevations.
20
Surface runoff structures and detention ponds should be
None.
None.
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
7.Add the standard mechanical equipment
The note has been added to sheet 3.
None.
architectural plan: "Visibility of all mechanical equipment
note to the architectural drawings.
from the Entrance Corridor shall be eliminated."
22-
Lighting
None.
None.
None.
31
32-
Landscaping
8.Revise the landscape plan to include plants
See #17-19, above.
See #17-19, above.
38
to screen the utility connections. This will
require an amendment to the site plan.
Development pattern
6
Site development should be sensitive to the existing natural
1.Revise the architectural design (materials,
The revision of decks to balconies, the
None.
landscape and should contribute to the creation of an
forms, details, etc.) to establish a front for the
addition of brick, and the revised entrance
organized development plan. This may be accomplished, to
Avon Street elevations.
doors are among the changes made that result
the extent practical, by preserving the trees and rolling terrain
in Avon Street -facing elevations that look
typical of the area; planting new trees along streets and
more like building fronts.
pedestrian ways and choosing species that reflect native
forest elements; insuring that any grading will blend into the
surrounding topography thereby creating a continuous
landscape; preserving, to the extent practical, existing
significant river and stream valleys which may be located on
the site and integrating these features into the design of
surrounding development; and limiting the building mass and
height to a scale that does not overpower the natural settings
of the site, or the Entrance Corridor.
39
The relationship of buildings and other structures to the
Entrance Corridor street and to other development within the
corridor should be as follows:
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
None.
None.
None.
44
I.IUUTIuMW&OaRXOMUTIUIBiel 17.1 1113M
Staff recommends the following as the primary points of discussion:
1. The parapet detail.
2. The side elevation options.
3. Limiting the proposal to units 1 — 5.
Staff recommends approval of a Certificate of Appropriateness with the following conditions:
1. The side elevation option with the continuous parapet is preferred.
2. Spec a screening shrub species with an available planting size that will fully screen the equipment at planting. Coordinate the architectural and landscape plans regarding the screening shrub size.
Coordinate the plan and plant schedule regarding plant quantities.
1ll:1301/:1
This report is based on the following submittal items:
Sheet #
Drawing Name
Revision Date
1
Front Elevation
2-7-16
2
Side Elevations
2-7-16
3
Rear Elevations
2-7-16
4
Foundation Plan Lots 1-5
2-7-16
5
Lower Level
2-7-16
6
Main Level
2-7-16
7
Upper Level
2-7-16
8
Rooftop Terrace Level
2-7-16
9
Electrical Plan
2-7-16
10
Details
1-19-16
ATTACHMENT A
.5
1:i.5
COUNTY OF .iLBEM..iR.LE
Departmen t of C ow -u u n Lt, De, elop m Ent
402 McIudre Road. Yanh WLng
Charle:ces:Llle,V:- wh-129C-''-4c)C
Phone(434)296-5832 Far i=31:9"? -!1_'S
Nu4�ember 29, 2615
Asbley Davies
321 East Main St Ste 440
Cbarlottessille, l -'A 22902
RE: ARB -2015-120: Arinity - Pbaae 2 Totrohamea Ameadment
Dear Ms_ Davies,
The Albemarle County Architecdnal Revaew Board. at its meeting on November 16, 2915.
completed a preliminary review ofthe above -noted request to revise the architectural design ofthe
townhonses on lots 1 through 9_ The Board offered the following comments for the benefit of the
applicant`s neat submittal- Please note that the followme comments are those that have been
identified at this time. Additional. commentsmaybeadded oreliminatedbamdonSurthlreviervand
changes to the plan.
1. Resale the architectural de=ign (materials, forms, details, etc.) to establish a front for the
Avon Street elevations.
2. Retase the roofrerrace level parapet to achieve a mare traditional and coordinated
appearance.
3. ResaseIke ciesien of thetexrace level druct„res to significantly increase coordination with
the main buildings and to appear as a fully integrated element ofthe residential design.
4. R=e the architectural desiDL of the end units to eliminate blankness by adding windows
andlor ar cititeetural detailing.
5. Ensure that the window glass in the townbowes meets the following requirements and
add a note to the architecbual drawings indicating such: Ymihls hghi n•ammirtaws (YLTJ
skail not&op below 4P'/ Disibie light rqlsciarres rTI.R) shall not arceed 30'A.
6. Rmase the elevation drawings to show that the E AC units are on the Avimty Lane and
Avinity Place aide= ofthe tt nwnhaoses, with no visibility from the EC.
7. Add the standard mecbanical equipment note to the arcbitectural drawings. -Visibility of
all mechanical equipment from the Entrance Cwridar shall be eliminated:'
S. Rmase the landscape plan to include plants to screen the utilit3 corrections. This will
require an amendment to the site plan.
9. Note that these recommend ons apply to am firbore re-deeim of units 19 through 26 amd
the north elei atian of ung 10 and 14 through 18.
You may submit your application for continued .ARB retzeve at your earliest convenience.
Application forms, checklists and schednles are available on-line atwww_al6emarle.DrgtARB.
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
eommenthaa been addressed_ If vhmges otberthan those requested have been made, identifythose
changes in the memo also. Highlighting the changes is the drawing with "clouding" w by other
mesas will facilitate review and approval-
rfyou have any questions concerning any ofthe above, please feel free to call me.
Sincerely,
Marearet Maliszewskd
Principal Planner
CC: Avon Properties LLC
P 4 Box 1467
Charlottesville, VA 22902
ATTACHMENT B
(� It
T �
r� .
f%
COUNTY OF ALBEMARLE
Deporimmt of Community Zelmpment
401 McIntire Road, North Rus
CharlutfendU, Virginia 22902-4596
Ph*m (434) 296-5832
February 117, 2016
Ashley Davies
321 Easl Main Sl Suite 400
Charlmheaville VA 22902
RE: ARB -2015-1211: Avinity Phase 2Townhomes Amendment
Dear Ms. Davies,
Fax {434) 172-4126
The Albemarle County Architectural Review Board, at ills meeting on February 1, 2016, heli a work
session on ARB -2015-120: Avinity Townhouses_ The ARB lad the following comments -
Detail the deck rail around the rooRDp deck so it fits in better with overall fagade ofthe building.
The side elevation sh_win: I -e p=n'h_us= =rould be continuous with the rest ofthefagade-
Provide shrub scree- r, b == ;r: e.-i=me M.
You may submit your appiratim for continued ARE review atyour earliest convenience. Application farms,
- —Viits and schedules are available on-line atwww.a6emarle—WARB.
-. imec draw rgv ad'-=-=-ein= :h=_ 'ietad a:a•:e enc :h:ee f•am p-e•:ic! a JeVra are re -wired'.
i-
-d=-:-a-- ;.=•e.=-nd=:es :-a=Did a.r-g Pz=ss:v,--=.I-ar: -:Lein;-a:a=., --=p: nses
-J:-:r^h=r.e-ch--dr'ra-I ^as oe==n-dcresssd 'chsngasct^e't^a--Ycsa raq,es-ec h-va -ae^made,
-e-I f; I -a:= =.-ges h :n= •iemD also. High00htingthe changes in the drawing tvith'cleuding'orbyother
mears rJl. isc late review anc approval.
If you have any questions Doneerning any of the above• please feel free to Dail me.
Sincerely,
Margaret Maliszewski
(Acting) chieror Planning
cc: Avon Pmperlies LLC
P O Box 1407
Charlottesville VA 22002
ATTACHMENT C
Albemarle County ARS Submittal
Avinity Phase 2 Townhome Amendment
Submittal for Formal Review in ResponseG
to Work Session held February 1, 2016
Sockground:
Applicant: Avon Properties LLC 7 VWilliams Mullen — Ashley Davles
BuilderlDaslgner: Craig Builders
Hist ARV Meeting NOvembar 16, 2015
Mrk Session Held February 1, 2016
Submittal Horein: attached is a new, full set aF plans
Based on oonTnents from the February 1 work sessbon.
Key points of revlslans:
a The top cornice has been changed as requested to simpfrfy this detail
❑ On page 2, a note has been added specifying 3'tall shrubs to screen the HVAC
equipment Note 3 HVAC pieces have been moved to the sldes after discovery that they
will not fit on The front of the building with dove and parking, etc.
o The ends of the building have been Changed to show brick running all the way to the top
of the building. A second page 2 is provided showing an optim to this design far
consideration.
o The required note regarding Visible Light Transmittance has been added.
o The required note regarding visibility of mechanical equipment has been added.
Polar Submittal:
submittal for Work session In Response to November 16, 2015 Meetlmg and Comments
1.20.10dstlotls,
Based un comments from the November W meeting and staffs Summary of Reoorrrnen
plans have been redrawn as attached.
❑ Full set of pians.
o Elevatl❑ns showing cid pians versus new plans,
o old plans in color for color sample.
Key polnts regarding new plans attached:
o This plan refem to building number 1.5. FuW re buildings will be submaed separately
until such time uniformity Is defined.
o A rail in lieu of the parapet was discussed, A sample is oncl000d.
o A new color perspective {$2,000) has not been done. See old calor perspective attached
for color sample.
e Rear elevation Changes (side facing Avon Street)
Added brick secant
lowered parapet
• cture to increase coordination with lower level
Redesigned terrace level stru
features. Note lower level colors will transfer up to create vertical feet and to in
between the terrace and lower levels.
• Removed decks. added I balconies, no posts.
• Removed HVAC compressors and electric meters.
Redesigned window and door locations and added box bays.
• Added entry doors with mors.
• Fi eptace vents remaln on the rear elevation because of difficulty to remove.
General redesign for "Front' of house appearance.
Front elevation changes (side facing away from Avon)
• Switched sore siding and brick around.
+ Lowered the parapet.
• Redesigned terrace level structure.
• Moved some HVAC eompressors to this side
Moved some electric meters to this side.
Side elevation changes
• Added windows.
• Moved some HVAC compressors to this side.
• Moved some electric meters to this side.
10