HomeMy WebLinkAboutARB202000096 Staff Report 2020-10-28ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2013-96: Rio Hill Redevelopment
Review Type
Conceptual Plan
Parcel Identification
04500-00-00-094AO
Location
West of Rt. 29, East of Berkmar Drive, south of Woodbrook Drive
Zoned
Planned Development Shopping Center (PDSC), Entrance Corridor (EC)
Owner/Applicant
SCT Rio Hill LLC C/O Rosenthal Properties/ BRW Architects (David Timmerman)
Magisterial District
Rio
Proposal
To renovate a majority of the existing Rio Hill Shopping Center (excluding the Kroger store and the southeast corner of the center), removing portions of the
existing canopies and store entries to update the current fa*e.
Context
The subject property is an existing strip shopping center. The shopping center is surrounded primarily by commercial development. Some residential
development is located to the west and beyond Rt. 29 to the east.
Visibility
The portion of the parcel that is adjacent to the Rt. 29 Entrance Corridor is occupied by a stormwater facility. The shopping center building begins
approximately 219' from the EC street and is located as far as approximately 1113' from the street. Despite this distance, the shopping center building has some
visibility from Rt. 29, with the increased height of building elements marking major tenants more visible from the street. Site lighting and illuminated signage
are visible and make the shopping center more noticeable at night.
ARB Meeting Date
October 19, 2020
Staff Contact
Khris Taggart
PROJECT HISTORY
The development was built prior to the establishment of the Entrance Corridor overlay district. The ARB has approved a Comprehensive Sign Plan and a number of sign applications for the development,
as well as some renovations to tenant spaces. A pre -application conference was held to discuss the proposed fagade changes on July 13, 2020. A minor site plan amendment for the proposed work was
submitted to the County on October 5, 2020.
ANALYSIS
REF
GUIDELINE ISSUE RECOMMENDATION
GENERAL GUIDELINES
ftipose, ConWadbility with si ni cant historic sites, ConWaabffity with the character of the Entrance Corridor
1
The goal of the regulation of the design of development within the designated
The development was constructed prior to the establishment of
Provide line drawing elevations and
Entrance Corridors is to ensure that new development within the corridors reflects
the Entrance Corridors. The size, layout and configuration of
plans to show in more detail what is
the traditional architecture of the area. Therefore, it is the purpose of ARB review
the building is not consistent with the development pattern of
proposed.
and of these Guidelines, that proposed development within the designated
the County's historic buildings. The existing shopping center
Entrance Corridors reflect elements of design characteristic of the significant
uses a colonnade to connect its storefronts. Colonnades are used
Incorporate warmer -toned materials
historical landmarks, buildings, and structures of the Charlottesville and
in some of the County's most historic buildings, but its use in
and colors into the design.
Albemarle area, and to promote orderly and attractive development within these
this building does not result in an obvious reflection of local
corridors. Applicants should note that replication of historic structures is neither
historic architecture.
re aired nor desired.
The conceptual design, while contemporary in style, shows
2
Visitors to the significant historical sites in the Charlottesville and Albemarle area
experience these sites as ensembles of buildings, land, and vegetation. In order to
forms and materials that are varied but coordinated, helping to
accomplish the integration of buildings, land, and vegetation characteristic of
break up the lengthy facade. The conceptual renovation design
these sites, the Guidelines require attention to four primary factors: compatibility
uses sharp geometry along the facade to break up the
with significant historic sites in the area; the character of the Entrance Corridor;
elevation/storefronts and to highlight storefronts, windows and
site develo ment and layout; and landscaping.
openings. The design also has a strong focus on horizontals and
the application of layered materials/colors. While the use of
3
New structures and substantial additions to existing structures should respect the
traditions of the architecture of historically significant buildings in the
varying forms and materiaWcolors help to break up the length
Charlottesville and Albemarle area. Photographs of historic buildings in the area,
and height of the building; the overall appearance of the
as well as drawings of architectural features, which provide important examples of
renovation proposal would be well served by the inclusion of
this tradition are contained in Appendix A.
additional warmer -toned materials/colors.
4
The examples contained in Appendix A should be used as a guide for building
design: the standard of compatibility with the area's historic structures is not
While some of the forms are typical strip shopping center
intended to impose a rigid design solution for new development. Replication of
forms; others (like the L shaped "frames") are not. The distance
the design of the important historic sites in the area is neither intended nor
from the EC street helps mitigate the appearance of the non -
desired. The Guideline's standard of compatibility can be met through building
traditional forms present in the renovation design.
scale, materials, and forms which may be embodied in architecture which is
contemporary as well as traditional. The Guidelines allow individuality in design
The character of this Entrance Corridor is mixed, with large -
to accommodate varying tastes as well as special functional requirements.
and small-scale commercial buildings nearby. The designs in
the conceptual plans note the use of stucco as well as metal
5
It is also an important objective of the Guidelines to establish a pattern of
compatible architectural characteristics throughout the Entrance Corridor in order
panel and ceramic tile in many places along the facade. While
to achieve unity and coherence. Building designs should demonstrate sensitivity
stucco is used in some of the nearby developments, the
to other nearby structures within the Entrance Corridor. Where a designated
buildings in the surrounding area as a whole largely use brick.
corridor is substantially developed, these Guidelines require striking a careful
The use of brick in addition to other warmer toned materials in
balance between harmonizing new development with the existing character of the
the proposed renovation would better connect to both the
corridor and achieving compatibility with the significant historic sites in the area.
historic architecture of the county and the surrounding area.
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.
10
Buildings should relate to their site and the surrounding context of buildings.
I 1
The overall design of buildings should have human scale. Scale should be integral
It appears that the design attempts to establish human scale by
Consider alternate materials,
to the building and site design.
breaking up the length of the building by using a series of
additional architectural details, and
architectural elements to highlight major tenants and to form
additional canopies/canopies with
groups of minor tenants. This series creates a rhythm, albeit an
greater depth to improve human
irregular one, that breaks up the length. Some individual spaces
scale and the pedestrian experience.
retain a more monumental scale that doesn't read as particularly
pedestrian -friendly (for example, the new spaces created near
the existing Jo -Ann and Five Below stores). Incorporating
materials with more texture (for example, ceramic tile) and/or
adding more architectural detail would be appropriate for the
expansive wall spaces at the major tenant shops. In many
places, canopies appear to be shallow or non-existent, which
would diminish the pedestrian experience.
12
Architecture proposed within the Entrance Corridor should use forms, shapes,
The conceptual plan shows a design that uses forms and
None.
scale, and materials to create a cohesive whole.
materials to create cohesion and coordination within the
development.
13
Any appearance of "blankness" resulting from building design should be relieved
Where blankness currently exists (on either side of the JOAnn
Consider alternate materials and/or
using design detail or vegetation, or both.
and the previous Dick's Sporting Goods) is the renovation
additional architectural detail to
would replace it with additional storefront (to the right of
reduce the scale of expansive wall
JoAnn) and storefront and material changes (where Dick's was
areas.
located).
Some of the larger architectural forms incorporate expansive
wall areas without relief Alternate materials with greater
texture (ceramic tile) and/or incorporating more architectural
detail to reduce the scale of theses aces would be appropriate.
14
Arcades, colonnades, or other architectural connecting devices should be used to
The colonnade in the existing building design would be
Consider design revisions that
unify groups of buildings within a development.
removed in the proposed design. Although the design of the
improve the pedestrian experience.
colonnade may be "dated" it provides weather protection and
scale. Lack of a colonnade may result in a diminished
pedestrian experience.
15
Trademark buildings and related features should be modified to meet the
The renovation designs shown in the conceptual plan does not
None.
re uirements of the Guidelines.
appear to reflect a trademark building design.
16
Window glass in the Entrance Corridors should not be highly tinted or highly
Details on window glass have not been provided with the
None.
reflective. Window glass in the Entrance Corridors should meet the following
conceptual plan. Although clear, non -tinted, non -mirrored glass
criteria: Visible light transmittance (VLT) shall not drop below 40%. Visible light
would support the pedestrian experience, the distance from the
reflectance (VLF shall not exceed 30%. Specifications on the proposed window
street suggests that the glass type will not have a significant
lass should be submitted with the a lication or nal review.
impact on the EC.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into the overall plan of
There are no new accessory structures or equipment shown in
Indicate if any new accessory
development and shall, to the extent possible, be compatible with the building
the conceptual plan. If new IIVAC equipment will be included
structures or mechanical equipment
desi used on the site.
in the renovation, it must not be visible from the EC.
will be included in the renovation. If
so, show how they will be screened
18
The following should be located to eliminate visibility from the Entrance Corridor
street. If, after appropriate siting, these features will still have a negative visual
from view from the EC.
impact on the Entrance Corridor street, screening should be provided to eliminate
visibility. a. Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, e.
Mechanical equipment, f Above -ground utilities, and g. Chain link fence, barbed
wire razor wire, and similar security fencing devices.
19
Screening devices should be compatible with the design of the buildings and
surrounding natural vegetation and may consist of. a. Walls, b. Plantings, and c.
Fencing.
20
Surface runoff structures and detention ponds should be designed to fit into the
No new surface runoff structures or detention ponds are
None.
natural topography to avoid the need for screening. When visible from the Entrance
proposed.
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 architectural plan:
The note will be needed on the site and architectural drawings.
Provide the standard mechanical
"Visibility of all mechanical equipment from the Entrance Corridor shall be
equipment note on the site and
eliminated."
architectural drawings.
22-29
Lighting
Lighting details have not been provided at this stage or review,
although one note states, "Gutter or architectural steel channel
Provide a lighting plan for review.
Over -illumination of the building is
30-31
Guidelines for the Use of Decorative Landscape Lighting
with light" and some of the proposed elements would lend
not appropriate for the EC.
themselves to illumination (for example, the L-shaped
"frames"). The ARB has typically not approved the
illumination of buildings except for safety and security.
Distance from the EC street could be a mitigating factor in this
case, but over -illumination, which can function as a type of
signage, provides for an uncoordinated appearance along the
corridor and would not be appropriate.
Landscaping
7
The requirements of the Guidelines regarding landscaping are intended to reflect
Although the shopping center building is set back 219' and
The owner is responsible for
the landscaping characteristic of many of the area's significant historic sites which
more from the EC, the parcel has approximately 389' of
ensuring that the site matches the
is characterized by large shade trees and lawns. Landscaping should promote
frontage adjacent to the street. The previously approved plan
approved site plan. Missing
visual order within the Entrance Corridor and help to integrate buildings into the
shows a mixture of Sweet Gum and Winter King Hawthorne
landscaping must be installed.
existing environment of the corridor.
trees in addition to Dwarf Burning Bush along the frontage.
Only the shrubs remain along the EC frontage.
Alternatively, the owner may submit
a site plan amendment that proposes
8
Continuity within the Entrance Corridor should be obtained by planting different
types of plant materials that share similar characteristics. Such common elements
alternate landscaping.
allow for more flexibility in the design of structures because common landscape
features will help to harmonize the appearance of development as seen from the
street upon which the Corridor is centered.
32
Landscaping along the frontage of Entrance Corridor streets should include the
following:
a. Large shade trees should be planted parallel to the Entrance Corridor Street.
Such trees should be at least 3% inches caliper (measured 6 inches above the
ground) and should be of a plant species common to the area. Such trees should be
located at least every 35 feet on center.
b. Flowering ornamental trees of a species common to the area 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- and utility easements.
33
Landscaping along interior roads:
The previously approved landscape plan shows large trees
a. Large trees should be planted parallel to all interior roads. Such trees should be
(Sweet Gum) parallel to the interior roads in the development.
at least 2%: inches caliper (measured six inches above the ground) and should be
Large trees (Sweet Gum) are also shown along the perimeter of
of a plant species common to the area. Such trees should be located at least every
the parking areas. This landscaping is needed to help break up
40 feet on center.
the large amount of paved area in the development.
35
Landscaping of parking areas:
a. Large trees should align the perimeter of parking areas, located 40 feet on
center. Trees should be planted in the interior of parking areas at the rate of one
tree for every 10 parking spaces provided and should be evenly distributed
throughout the interior of the parking area.
b. Trees required by the preceding paragraph should measure 2% inches caliper
(measured six inches above the ground); should be evenly spaced; and should be
of a species common to the area. Such trees should be planted in planters or
medians sufficiently large to maintain the health of the tree and shall be protected
by curbing.
c. Shrubs should be provided as necessary to minimize the parking area's impact
on Entrance Corridor streets. Shrubs should measure 24 inches in height.
34
Landscaping along interior pedestrian ways:
Other than the pedestrian walkway along the building frontage,
None.
a. Medium trees should be planted parallel to all interior pedestrian ways. Such
there are no interior pedestrian ways in the existing
trees should be at least 2'/z inches caliper (measured six inches above the ground)
development. The conceptual plan shows the addition of
and should be of a species common to the area. Such trees should be located at
landscaped open spaces where the existing clocktower is
least every 25 feet on center.
located and near the JoAnn store, but landscaping in these open
s aces is not ex cted to be visible from the EC.
36
Landscaping of buildings and other structures:
The applicant has presented this as a fagade remodel and plans
Consider adding landscaping close
a. Trees or other vegetation should be planted along the front of long buildings as
to minimize site work, with no new landscaping proposed.
to the building to further break up its
necessary to soften the appearance of exterior walls. The spacing, size, and type of
While the existing building has long elevations, the distance
length and to improve the pedestrian
such trees or vegetation should be determined by the length, height, and blankness
from the EC helps to mitigate its length. There is no existing
experience.
of such walls.
space for planting along the building, but the addition
b. Shrubs should be used to integrate the site, buildings, and other structures;
landscaping close to the building could help to improve the
The owner is responsible for
dumpsters, accessory buildings and structures; "drive thru" windows; service
pedestrian experience.
ensuring that the site matches the
areas; and si . Shrubs should measure at least 24 inches in height.
approved site plan. Missing
landscaping must be installed.
37
Plant species:
a. Plant species required should be as approved by the Staff based upon but not
Alternatively, the owner may submit
limited to the Generic Landscape Plan Recommended Species List and Native
a site plan amendment that proposes
Plants or Vir 'nia Landscapes (Appendix D .
alternate landscaping.
38
Plant health:
The following note should be added to the landscape plan: "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
onl to su ort the overall health of theplant."
Site Development and layout
Development pattern
6
Site development should be sensitive to the existing natural landscape and should
The existing site layout is to remain.
None.
contribute to the creation of an organized development plan. This may be
accomplished, to the extent practical, by preserving the trees and rolling terrain
ical of the area; planting new trees along streets and pedestrian was and
choosing species that reflect native forest elements, insuring that any grading will
Portions of the building are not parallel to the EC and the
blend into the surrounding topography thereby creating a continuous landscape;
building is set back from the frontage; however, no major site
preserving, to the extent practical, existing significant river and stream valleys
changes are proposed.
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
An existing sidewalk runs along Rt. 29 and is to remain
that does not overpower the natural settings of the site, or the Entrance Corridor.
Views are not expected to be negatively impacted.
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
32.5.2.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.
Site Grading
40
Site grading should maintain the basic relationship of the site to surrounding
The existing site grading is not being altered.
None,
conditions by limiting the use of retaining walls and by shaping the terrain through
the use of smooth, rounded land forms that blend with the existing terrain Steep cut
or fill sections are generally unacceptable. Proposed contours on the grading plan
shall be rounded with a ten foot minimum radius where they meet the adjacent
condition. Final grading should achieve a natural, rather than engineered,
appearance. Retaining walls 6 feet in height and taller, when necessary, shall be
terraced and planted to blend with the landscape.
41
No grading, trenching, or tunneling should occur within the drip line of any trees or
other existing features designated for preservation in the final Certificate of
A ro riateness. Adequate tree protection fencing should be shown on, and
coordinated throughout, the grading, landscaping and erosion and sediment control
Tans.
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 protection should remain in place until completion of the
development of the site.
43
Preservation areas should be protected from storage or movement of heavy
e ui ment within this area.
44
Natural drainage patterns (or to the extent required, new drainage patterns) should
The site is already developed. Drainage patterns are not
None.
be incorporated into the finished site to the extent possible.
changing.
SIGNS
The fagade renovation will require an update to the
Provide with the next review a
Comprehensive Sign Plan.
proposed Comprehensive Sign Plan
for the renovated building.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The forms and materials shown in the conceptual plans.
2. Landscaping along the EC and within the site.
Staff offers the following recommendations on the proposal:
1. Provide line drawing elevations and plans to show in more detail what is proposed.
2. Incorporate warmer -toned materials and colors into the design.
3. Consider alternate materials, additional architectural details, and additional canopies/canopies with greater depth to improve human scale and the pedestrian experience.
4. Consider alternate materials and/or additional architectural detail to reduce the scale of expansive wall areas.
5. Consider design revisions that improve the pedestrian experience.
6. Indicate if any new accessory structures or mechanical equipment will be included in the renovation. If so, show how they will be screened from view from the EC.
7. Provide the standard mechanical equipment note on the site and architectural drawings: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated."
8. Provide a lighting plan for review. Over -illumination of the building is not appropriate for the EC.
9. The owner is responsible for ensuring that the site matches the approved site plan. Missing landscaping must be installed. Alternatively, the owner may submit a site plan amendment that
proposes alternate landscaping.
10. Consider adding landscaping close to the building to further break up its length and to improve the pedestrian experience.
11. Provide with the next review a proposed Comprehensive Sign Plan for the renovated building.
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
l
Cover Page
9/8/2020
2
Site Plan/Narrative
9/8/2020
3
Existing Conditions/Project Narrative
9/8/2020
4
Overall Proposal
9/8/2020
5
South Elevation —Phase 1
9/8/2020
6
South Elevation — Phase 2
9/8/2020
7
New — South Elevation Perspective
9/8/2020
8
New — South Elevation Perspective
9/8/2020
9
Southwest Elevation
9/8/2020
10
Existing South Elevation Perspective/ New— South Elevation Perspective
9/8/2020
11
North Elevations
9/8/2020
12
Existing South Elevation Perspective/ New— South Elevation Perspective
9/8/2020
ATTACIlbIFNT
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10
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We are pleased to present to the Architectural Review Board a conceptual
Facade Redevelopment Design for the existing Rio Hill shopping Center. This
scope of work is a complete facade remodel of the areas shown in this de-
sign package; which constitutes most of the existing shopping center (with the
exception of Krogers and the site's South East Corner - see below). While the
existing buildings will remain, new construction would involve removing por-
tions of the existing canopies and store entries and transforming these build-
ing fronts using a variety of new materials, forms and storefront windows. As
strictly a 'facade remodel; the plan is to minimize site work.
Most individuals living in the region can relate to Rio Hill as a large retail
space, anchored by such various stores as Krogers, TJ Maxx, JoAnns fab-
rics and various restaurants - among a variety of other smaller businesses.
Perhaps most the most prominant feature is the site is centered around a large
parking lot. Most would likely agree that the complex gives the impression
-with its disorganized facade and tired materials - of being out-of-date.
When one begins analyzing the problems with the existing conditions, it
becomes apparent that the solution for a truly successful site transformation
requires a creative design response revolving around a major reorganization
of the current facade.
Indeed, ownership approached us with the problem of how to make these 33
acres (developed in the 1980s) more 'current' and 'pedestrian friendly.' In
developing these initial design ideas, certain themes central to the ARB have
become paramount in re -orienting what we see as a new'vision' for Rio Hill.
NEW VISION FOR RIO HILL
RIO HILL FACADE RENOVATION
ARB Submittal
September 8, 2020
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Given Rio's oversized scale and length (1600' In. ft.), the design team pro-
poses demolishing portions of the existing canopy. Also, removing the external
'wing walls', seen between the canopies, helps to restructure the current relent-
less march of a rather disorganized facade design. This removal of the major
existing architectural elements, in turn, begins this process of site reorganiza-
tion by'breaking down the scale' of the facade. Removing these most visible
features clears the way for a more interesting, varied front and for the potential
of replacing the block walls with new materials.
We see this idea of 'breaking down the scale' as working hand in hand with
creating a more human scale. Currently, the site's pedestrian experience is
dominated by the parking lot and the uninspiring covered canopy that stretch-
es nearly the entire front. Through the reorganizing of a series of new and
various building fronts, this design concept looks to the idea of the pedestrian
experience that is enhanced through a variety of experiences and walkway
that changes and evolves at different locations. Further, with the removal of
structures like the clocktower (south west corner), the intent is to open areas
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along the building fronts that provide potential gathering space. It is not hard
to imagine this new corner'opening' becoming a wonderful spot for outdoor
dining while also providing a much needed attractive 'pass through' between
buildings.
Working in real time within the current Covid crisis, our team realizes that the
idea of 'human scale' becomes even more important in determining the way
future stores are developed. Much can be learned by paying attention to
how certain restaurants are able to survive in these times: A priority on better
indoor/outdoor connection, easier access for quick pick-up and enticing out-
door environment all appear to be important features of new business models
trying to adapt to this changing world. And we hope to integrate these features
within the architecture of this project.
It is important to understand that the owners see a potential later phase that
may likely come into play with this site. They have identified the southwest
corner as near -term future redevelopment option. That portion the site is prob-
lematic in that its retail space is difficult to attract clients due to its awkward
location — generally hidden from the rest of the site and from the road. This
potential later construction phase would include the demolition the first 150
' of retail space and the re -building of a new 2 story office or medical office
building. You will notice on our elevations and renderings of this corner, we
have illustrated both the current scope of work (Phase 1) and the new potential
future building (Phase 2).
In changing the dynamic of Rio Hill, concepts like 'breaking down the over-
size scale' of this large strip mall and 'introducing ways of better relating to
the human scale' are vital to the overall project success in the way they relate
to our changing world and in this particular instance the future viability of the
retail business center. As we work through this process, our hope is to balance
this initial project with a more general road map for how to make Rio a more
pedestrian friendly, attractive space that has stronger connections to its sur-
roundings.
We respectfully ask for the ARB guidance in finding the best possible solution -
for the Center's redevelopment in its relation to the Entrance Corridor.
PROJECT NARRATIVE
RIO HILL FACADE RENOVATION
ARB Submittal
September 8, 2020
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ARB Submittal
September 8, 2020
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ARB Submittal
September 8, 2020
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ARB Submittal
September 8, 2020
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September 8, 2020
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ARB Submittal
September 8, 2020
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ARB Submittal
September 8, 2020
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ARB Submittal
September 8, 2020
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ARB Submittal
September 8, 2020