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Home My WebLink AboutARB202000096 Correspondence 2020-12-21R C H I T E C T$ r � To Albemarle ARB Date 12-20 Project Rio Hill Center memo Subject Responses to ARB Comments - letter dtd 10.27.20 _ ARB-2020-96: Rio Hill Redevelopment (T M P: 04500-00-00-094A0 ) The following are responses to County comments listed on ARB-2020-96 document (dated 10.27.20)*. Architectural responses follow each county comment below: 1. Provide line drawing elevations and plans to show in more detail what is proposed. Include 3-climensional views. • Fagade elevations and perspectives included in architectural booklet. 2. Incorporate warmer -toned materials and colors into the design. Provide a material and color palette for consideration. • Color palette includes a variety of elements including Brick, Metal paneling, stucco, Architectural paneling, and refinished existing walls. Brick and architectural panels meant to add warmth through not only color but also through a combination of texture. 3. Consider alternate materials, additional architectural details, and additional canopies/canopies with greater depth to improve human scale and the pedestrian experience. • Additional canopies have been added to the design in this submission. (Note: The entire range of canopy pedestrian cover is called out in the Building elevation.) New areas with canopy cover now include the larger Sierra and TJ Maxx stores along with a number of storefronts around the corner of the West and South facades. It is important to note that the facade renovation as shown has been essential in attracting new tenant interest in the existing vacancies. Retail tenants in today's environment locate their stores in shopping centers which are contemporary, updated and which can accommodate their specific branding and co -tenancy reauirements. The new design includes various depths ranging from 3' to 6' , and together with the existing larger pavilions, they provide customers with protection from the elements while also giving the shopping center a new, current aesthetic look and appeal.. The design strategically spaces these canopies so that no matter where you are on the site's sidewalk, adequate cover is always within reach. In keeping with the design theme of infusing variety and interest to transform Rio Hill, the canopies are shown in a variety of forms and heights, as well as different colors and textures that are intended to complement the specific architecture of each section. The variety of canopies offers the pedestrian an enhanced experience both in providing protection from the elements and in offering an architectural element that helps break down the current strip into human scale. All of the above is in contrast to the existing facade -which is dominated by the low uninviting canopy extending most of the length of the facade. Not only is the existing canopy out of date and in disrepair, its removal is vital to the new design in the way it improves the pedestrian experience and appeal to the shopping center's customer. It changes the way in which customers view and experience the shopping center. The new canopies will offer variety along the facade counteracting the current monotony of the travel -way. Further, their new heights will provide exalted spaces and allow for more daylight to reach the storefronts; which are currently reduced by the existing structure's low -ceiling, poor lighting and want of detail. Finally, in addition to all it's other benefits, the removal of the canopy will dramatically increase the aesthetics of the center from the Entrance Corridor. 4. Consider alternate materials and/or additional architectural detail to reduce the scale of expansive wall areas. • Our strategy for the expansive wall areas is to fill in these 'voids of blankness' with some simple but interesting decorative metal paneling that not only provides a greenscreen framework for a vines but also has architectural merit in its own right. We see a series of these panels as adding layers and interest to these expansive walls. In addition, we are working with a brick and masonry stain productthat when applied to the wall, yields a fresh new look, assist (JCK: is part of the foundation for) with the site's overall transformation and provides a proper contrast to the new accent paneling. 5. Consider design revisions that improve the pedestrian experience. • Generally, the elements of this design are focused on the customer and pedestrian experience - the intention of replacing the old facade with one that has variety in form, material as well as repetition are all meant to lead to the idea of creating place. As ones moves through this new facade, the facade changes and evolves as a way generating interest and creating memorable locations. • But more specifically, we see the idea of 'opening up' the facade as a way creating new opportunity for both tenant and pedestrian. It gives the entire center a new visibility to consumers. Perhaps the best example of this is at the corner of the main west and south facades; where the design calls for removing the exiting clock tower and, in turn, opens up a space in the void for potential outdoor eating. This creative re -use of this underutilized outdoor space is a key to the transformation of Rio. • Finally, accent lighting will be an important part of the re -design in both the pedestrian experience and overall appearance of the Complex from the EC. 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. • As strictly a facade renovation, The Rio project does not include new mechanical equipment; with the possible exception of the TJX stores, whose lease mandates certain tenant improvements by the Landlord. While the owners are currently attempting to negotiate a re -use of the current rooftop mechanicals, it is likely that a replacement of the existing units will be necessary, with new tenant - specific RTU's in generally the same size and location. Either way, the equipment will be fully screened 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." • Provided - See Site Plan - 8. Provide a lighting plan for review. Over -illumination of the building is not appropriate for the EC. • The main intent of architectural lighting would be to increase the pedestrian experience, provide a well -lit and inviting atmosphere and subtly accent elements of the architecture. 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. • See Site Plan 10. Consider adding landscaping close to the building to further break up its length and to improve the pedestrian experience. • See Site Plan 11. Provide with the next review a proposed Comprehensive Sign Plan for the renovated building. • Comp Sign Plan and TJX Sign review shall be provided. Other Notes: Economic Feasibility The Rio Hill Center - like many strip malls in this area - has become an outdated complex and the shopping center requires the Transformation of this Fagade project to attract new tenants and remain viable as a shopping destination on the Route 29 corridor. We feel the design elements incorporated in our design are very much in line with the ARB guidelines, and will substantially improve how the center is viewed from the Entrance Corridor. Ultimately, its transformation hinges on the ability for Rio Hill to attract customers through creating a more pedestrian friendly experience, reinforcing a human scale and designing the potential for flexibility so that the complex can adapt to remain relevant for the long-term. TJX Projects The owners would like to request of the Board that the TJX projects (which include Sierra and TJMaxx relocated to the old Dicks space) be separated out as a review, running in parallel with the rest of the Facade review. The TJX company has a specified accelerated time -line and move -in date pursuant to their lease. This project is a major driver of the overall facade project. *Please refer to Architectural booklet and Site Plan submissions for a comprehensive response to ARB comments. Thank you. David Timmerman