Airlie at Wrightsville Sound - Community Vision Book

A VISUAL EXPRESSION

PROJECT INTRODUCTION

PURPOSE

This Vision Book conveys the origin of the design intent and the placemaking vision for Airlie at Wrightsville Sound. The Vision Book is intended to supplement the Architectural Design Guidelines which set forth the specific design expectations associated with homesite articulation and architectural expression.

DEVELOPER State Street is a privately held, boutique real estate organization whose capabilities include the construction, development, ownership, and management of residential communities.

Based in Charlotte, State Street’s primary business activities are focused in the Carolinas and the Southeast. The company’s business model includes feasibility analysis, land

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acquisition, site planning, securing entitlements, construction, and development.

SITE LOCATION Located at the doorstep to Wrightsville Beach, Airlie at Wrightsville Sound combines

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a relaxed beach aesthetic with lowcountry vernacular architecture to deliver a refined residential neighborhood.

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The community is accessible from historic Airlie Road, which has been designated as a Scenic Byway due to its natural beauty and historical significance. Airlie at Wrightsville Sound will offer its residents a direct private connection to a vibrant mixed-use center located immediately adjacent to the residential neighborhood. The design of the proposed mixed-use development is intended to embrace the residential edge and provide a meaningful destination for homeowners at Airlie. The residential community and the proposed mixed-use development are located between Wrightsville Avenue and Airlie Road, both of which are major corridors within historic Wrightsville Sound.

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ABOUT 8 MILES TO WILMINGTON HISTORIC DISTRICT AND RIVERFRONT

Airlie has been thoughtfully designed as a residential retreat for those seeking quiet streets,

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LESS THAN 2 MILES TO WRIGHTSVILLE BEACH

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LESS THAN 1 MILE TO INTRACOASTAL WATERWAY AND MARINAS

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LESS THAN 60 FEET TO THE ENTRANCE OF AIRLIE GARDENS

custom homes, and the ability to walk to nearby destinations to satisfy most of their daily needs. In fact, residents will enjoy convenient pedestrian access to restaurants, shops, and an abundance of recreational amenities.

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AIRLIE AT WRIGHTSVILLE SOUND

A PRISTINE RESIDENTIAL NEIGHBORHOOD ALONG HISTORIC AIRLIE ROAD

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AIRLIE GARDENS

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INTRACOASTAL WATERWAY & MARINAS

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WRIGHTSVILLE BEACH

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WILMINGTON HISTORIC DISTRICT LANDDESIGN | AIRLIE VISION BOOK

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GENERATIONAL ARCHITECTURE

CLASSIC ELEGANCE, HERITAGE, NEIGHBORHOOD TRANQUILITY

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PHOTO COURTESY OF GEOFF CHICK

PHOTO COURTESY OF GEOFF CHICK

PHOTO COURTESY OF GEOFF CHICK

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MASTER PLAN

The master plan for Airlie at Wrightsville Sound establishes a comfortable relationship between and among the natural landscape, custom crafted homes, refined streets, and the various parks. The carefully designed streetscape provides a variety of experiences intended to draw neighbors to the vibrant outdoor spaces positioned throughout the community.

Sea Canyon Lane

Airlie is designed to encourage walkability within the neighborhood streetscape and to connect residences to the outdoor rooms. The deliberate loop-pattern eliminates ‘dead-end’ pathways, provides circulation and connectivity, and also serves to calm traffic.

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Airlie Road

PHOTO COURTESY OF GEOFF CHICK

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Juniper Alley

Gunters Lane

Lebanon Chapel Way

Cook Creek Alley

Pergola Terrace

Montage Lane

PHOTO COURTESY OF GEOFF CHICK

g o l a Te r r ac

Advent Lane

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STREETSCAPE HIERARCH Y

MONTAGE LANE

Serving as the premier address in the neighborhood, Montage Lane provides an extraordinary sense of arrival from the Scenic Byway.

Montage Lane reveals a tree-lined streetscape, landscaped verges, and welcoming front porches that pronounce the home’s presence along the edge. Pergola Park, a park at the heart of Airlie, opens up at the terminus of Montage Lane.

PERGOLA TERRACE Pergola Terrace meets Montage Lane at Central Park and serves to connect Pergola Park to an additional gateway that will ultimately connect the community to the adjacent mixed-use development.

Pergola Terrace is characterized as a traditional streetscape experience with a natural yet manicured landscape design.

ADVENT LANE Advent Lane creates a distinct private address, including frontage along Pergola Park, with natural open space that provides an elegant, private enclave.

LEBANON CHAPEL WAY The streetscape of Lebanon Chapel Way features Lebanon Chapel Park as its focus. Tucked away in a private sanctuary, Lebanon Chapel Park features refined programming with an active gathering space and a pedestrian connection to the Scenic Byway.

ALLEYS The extensive use of rear-entry alleys supports a pedestrian-friendly environment through the placement of driveways in the alley.

PHOTO COURTESY OF CRESCENT COMMUNITIES

PARKS AND OPEN SPACES Airlie at Wrightsville Sound offers its residents four (4) distinct private parks, each with unique amenities. These parks and open spaces are a key design driver in crafting Airlie’s Master Plan.

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HOMESITES

Airlie at Wrightsville Sound provides an opportunity to raise the standard for architectural expression by encouraging distinct residential designs utilizing lowcountry design. Each homesite offers a unique view and orientation, thereby allowing for a

Sea Canyon Lane

diversity in expression.

Lebanon Chapel Way

Pergola Terrace

Cook Creek Alley

Juniper Alley Montage Lane

PHOTO COURTESY OF GEOFF CHICK

g o l a Te r r ac e

Advent Lane

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Gunters Lane

Airlie Road

PHOTO COURTESY OF CRESCENT COMMUNITIES

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FORM AND COLOR

LANDSCAPE COMPLEMENT

STREET LANTERNS

PUBLIC REALM: MATERIALS AND FEATURES

The elements of the hardscape infrastructure have been carefully

selected and coordinated to create an authentic foundation for the community. The use of authentic materials in streets, sidewalks, and alleys provides a meaningful connection to Airlie’s past.

LIGHTING

Airlie’s casual, coastal theme is illuminated with both street lanterns and low voltage lighting to create an intimate evening setting.

Carefully selected light fixtures illuminate the tree-lined streets

SURFACE MATERIALS

and highlight the main entry, parks, and other prominent features.

Authentic hardscape materials, including herringbone brick

from residences onto the streetscape to further accent the

sidewalks, cobblestone streets, and permeable street pavers are

tranquil setting.

Ambient lighting from front porches will provide soft, filtered light

reminiscent of materials used in the settlement era. As an effective complement to both the natural landscape and lowcountry design features, these veritable materials pay tribute to the heritage of Wrightsville Sound.

CURBING The edges of the streets and alleys will be articulated with both vertical and ribbon curbing to complement the adjacent surface materials and provide a perceived edge, thereby calming traffic and allowing pedestrians to walk safely.

STREET SIGNAGE Signage within Airlie will be distinctive, yet simple and complement the architectural expression and contribute to the streetscape experience.

STORMWATER The state-of-the-art stormwater system for Airlie utilizes a sophisticated and ecologically-friendly below-grade infiltration design with specially fabricated site-specific cartridges which cleanse stormwater prior to discharge. To enhance aesthetics, this sophisticated stormwater management system allows the site to be unencumbered by unattractive retention ponds.

TEXTURE VARIATION (TOP) AND IRREGULAR PATTERNING (BOTTOM)

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Montage Lane

MAIN ENTRY CONCEP T PLAN Gunters Lane

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BRICK PIER

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ENTRY MONUMENT SIGN

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WOODEN BOLL ARDS

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SPLIT-R AIL FENCE

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BRICK SIDEWALK

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Airlie Road

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PERSPECTIVE VIEW OF THE ENTRY

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PHOTO COURTESY OF GEOFF CHICK

PHOTO COURTESY OF GEOFF CHICK

PHOTO COURTESY OF GEOFF CHICK

ARCHITECTURAL EXPRESSION 36

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LOWCOUNTRY ARCHITECTURE

AUTHENTIC AIRLIE

Airlie at Wrightsville Sound draws upon the lowcountry architecture vernacular and expands its historical heritage to allow for a modern and bold interpretation.

HISTORY

BEGINNINGS

EVOLUTION OVER TIME

Often associated with the “Lowcountry” of South Carolina, the

The influence of early settlers is also evidenced in the incorporation

During the settlement era, lowcountry design was influenced by the

distinctive elements of lowcountry architecture are found throughout

of wrap-around porches and raised foundations that responded

fact that families grew in number over time. A primary house was

historic cities and coastal communities of the Southeast.

to the need to escape the summer heat and humidity and to take

often constructed first and, as the family’s needs changed, secondary

advantage of cool breezes.

wings and/or structures, such as guest cottages, garages, dormers,

Historians have established the late 1700s as the birth of lowcountry

and/or outbuildings were added.

architecture with its features arising out of necessity based on settler’s needs to coexist with the heat and humidity.

This evolution created a collection of informal buildings and/or volumes that were broken up, rather than consisting of one dominant

The earliest settlers of Wrightsville Sound were mainly English and

mass. This evolution reflects the rural character of the region and

French who brought with them an architectural language that was

established a comfortable and “human” scale to the buildings.

predominately rectangular and formal. These designs are evidenced through the use of columns and symmetrical layouts.

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LOWCOUNTRY ARCHITECTURE DEFINING TRAITS Lowcountry architectural features were not employed for beauty or aesthetics — they were necessary to keep the house and its inhabitants cool. With the knowledge that hot air rises and cooler air stays close to the floor, homes were built with features to provide ventilation. Significant design features included: • Raised Living Level. The typical lowcountry home had a minimum 30” raised foundation to circulate cooling breezes under the main house and to capture the air available at the ground level. This feature also protected against flooding from storms and provided a deterrent to insects and pests.

• Single Room Depth. Getting air movement through each room, or cross ventilation, was an important need and having a single room depth was a practical way to accomplish that objective. Rooms vented best when they had openings on two sides and a single room depth created venting options when the breeze shifted. Closing a hallway door provided a natural damper.

• Transoms: This transverse horizontal structural beam or bar, separates a door from a window above it. The window above the transom could be opened to allow ventilation or to allow additional light to enter the home.

• Screened Porches: Wide furnished rooms on the outside of the house enclosed with screens were used for sitting during the day and sleeping on warm nights.

PHOTO COURTESY OF GEOFF CHICK

PHOTO COURTESY OF GEOFF CHICK

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LOWCOUNTRY ARCHITECTURE DEFINING TRAITS (CONTINUED) • Verandas: These spacious additions to the exterior of a house offered residents a shady place to relax and socialize while still allowing light into the interior of the home.

• Double-hung Windows: Tall windows with an opening at the top allowed hot air to escape and the opening at the bottom allowed cooler evening air to draw in.

• Shutters and Shading Devices: Shutters and shading devices were used to keep out the sun, inclement weather, and protect against gusting coastal winds.

• High Ceilings: Lowcountry homes often had 10 to 14 feet high ceilings to give the warm air a place to go before being ventilated through the upper part of double-hung windows.

• Open Concept Room Design: Large spacious rooms with doors and windows at each end allowed air to flow freely through the house. In addition, the space was perfect for gatherings of friends and family.

• Reflective Metal Roofing: Many lowcountry homes had light-colored or silver-metal roofs made of lead, tin, or PHOTO COURTESY OF GEOFF CHICK

copper, which were long-lasting and ideal for reflecting the sun’s rays.

• Landscaping Features: Massive live-oak trees adorned with hanging moss grow throughout the south and provide natural shade to lowcountry homes.

PHOTO COURTESY OF GEOFF CHICK

PHOTO COURTESY OF GEOFF CHICK

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MODERN INTERPRETATION 1 PORCHES & BALCONIES

Porches and balconies are integral to lowcountry living and in many ways are the heart of the simple lifestyle at Airlie.

Porches and balconies are designed as extensions of indoor rooms and provide ample space for outdoor living.

2 EXTERIOR WALLS & TRIM Lowcountry siding includes horizontal wood boards, boardand-batten, shakes, painted brick, and tabby stucco. Trim is typically flat or exhibits simple profiles.

3 SHUTTERS & SHADING DEVICES

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Lowcountry homes evolved in response to local sun and

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offer features to provide shade. Operable shutters provide residents with the ability to control the amount of daylight and heat entering the house and provide protection from weather extremes and storms.

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4 WINDOWS Windows with transoms and their arrangements are two primary compositional tools that create the casual yet sophisticated quality of a home in Airlie. Generously scaled windows are an important aspect of the successful interpretation of lowcountry precedents.

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5 DOORS Doors should be designed to complement the design, style,

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and character of the lowcountry aesthetic. Doors should be numerous and sized to create a casual relationship between the outdoors and indoors.

PHOTO COURTESY OF GEOFF CHICK

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AIRLIE VISION BOOK | LANDDESIGN

MODERN INTERPRETATION

1 ROOFS Exposed rafter tails are the norm with roofs divided between major and minor masses.

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2 CHIMNEY Chimneys in simple massing and articulation are faced with stucco, tabby, or brick to integrate the house into the surrounding landscape.

3 MASSING, ARTICULATION, & PROPORTION

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Simple, rectangular volumes characterize a lowcountry home, with more complex arrangements appearing to represent generational additions.

4 LIGHTING

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Lighting is used to integrate the overall architecture of the home and its landscape plan.

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5 MATERIALS & COLORS

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The color and materials for the residences are instrumental in supporting the aesthetic built by the vision and traditions in Airlie. The color palette and material selections reflect the sensibilities of early lowcountry design, which complement and blend with their surroundings.

6 FENCES, WALLS, & GATES Fences and walls are considered an extension of the architecture and a transition to the natural forms of the site. As such, they are designed to be compatible with the surrounding environment.

FOUNDATIONS 7

7 A variety of foundations are found in the lowcountry, including brick piers and pour-raised slabs, which integrate the house into the surrounding landscape.

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MATERIALS & COLORS The color and materials for the residences at Airlie are instrumental in supporting the vision. The color palette and material selections reflect the sensibilities of early lowcountry design which complement and blend with their surroundings.

The palette for materials should be harmonious with the colors in the surrounding landscape and reflect a natural expression. Muted or washed tones recall the colors of the forest, sand dunes, and marshes – characterizing the coastal context.

Materials may also express true, native composition and color.

The color palette should consider the ability to resist fading over long periods of time while cooling and softening the effects of the coastal Carolina sun during the summer.

Rich, complementary accent colors and architectural features highlight the design expression while also reinforcing the relaxed attitude within Airlie, adding whimsy and interest.

PHOTO COURTESY OF GEOFF CHICK

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PHOTO COURTESY OF GEOFF CHICK

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