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HomeMy WebLinkAboutARB202200017 Staff Report 2022-03-15ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2022-17: Rio Point Initial Site Plan Review Type Initial Site Development Plan Parcel Identification 06100000016700,061000000167C0 Location 878 E. Rio Road (See Figures 1 and 2.) Zoned Planned Residential Development (PRD) / Entrance Corridor (EC) Owner/Applicant Rio Pt. LLC/Timmons (Craig Kotarski) Magisterial District Rio Proposal To construct 327 multi -family and single-family dwelling units in apartment buildings and attached townhouses with associated site improvements. Context The property is occupied by a house, sheds, agricultural structures, and open fields and is elevated above the John Warner Parkway and above Rio Road at the Parkway intersection. The Parkway borders the property on the northwest and west. The Rivanna Trail runs through a park easement adjacent to the Parkway. CATEC is located across the Parkway to the north. To the northeast, east, and southeast are residential developments including Belvedere, Reserve at Belvedere, Dunlora, Dunlora Forest, Shepherd's Ridge, River Run, Treesdale, Stonehenge, and Stonewater. Visibility The proposed development will be readily visible from the Entrance Corridor. ARB Meeting Date March 21, 2022 Staff Contact Margaret Maliszewski PROJECT HISTORY A farm was established at this site in the 1920s. Standing on site is a Craftsman style bungalow from ca. 1929 and several outbuildings, mostly sheds. DATE APPLICATION/REVIEW TYPE RESULT 12-15-2021 ZMA-2019-08: Rio Pt. (formerly Parkway Place Rezoning from R4 to PRD approved. 9-3-2019 ZMA-2019-08: Rio Pt. (formerly Parkway Place) The ARB provided clarification on recommendations related to the landscape buffers. See Figure 3. 8-19-2019 ZMA-2019-08: Parkway Place The ARB provided advisory comments on the rezoning request. See Figure 3. Dec., 2018 The John Warner Parkway was designated an Entrance Corridor. Changes from the approved Application Plan (See Figures 3 and 4): 1. In the rezoning application plan, a building occupies the northwest corner of the development. The Initial Site Plan shows an amenity area in that location and the building immediately to the east is identified as "potential future". 2. The Initial Site Plan shows multiple building footprints within what were previously shown as single building envelopes on the rezoning application plan. 3. The footprints of buildings closest to Rio Rd. have shifted westward away from Rio and towards an interior street. Figure 1: View of subject property from Rio Road, looking south. 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VA p4YRk I �i¢fG5 �6.BSG! I I fWnM II �_ I L---------�-- ,- - - - -- Figure 4: Current site layout plan (SDP2022-09 2/7/2022). 5 ANALYSIS Gray highligh = means the guideline can't be reviewed at initial site plan stage, but recommendations can be provided for final Yellow highlight = means the guideline can only be reviewed for location/configuration at the initial plan stage Regular text = means the guideline can be reviewed at initial plan stage, can be made a condition of initial plan approval, and can be the basis for denial REF GUIDELINE ISSUE RECOMMENDATION GENERAL GUIDELINES ftrpose 1 The goal of the regulation of the design of development within The site contains a Craftsman style bungalow Include architectural the designated Entrance Corridors is to insure that new from ca. 1929, as well as several outbuildings, designs with the next development within the corridors reflects the traditional mostly sheds, which will be demolished to submittal. architecture of the area. Therefore, it is the purpose of ARB accommodate the proposed development. review and of these Guidelines, that proposed development Architectural designs were not submitted with Note that demolition within the designated Entrance Corridors reflect elements ool the Initial Site Plan, but the scale of the permits are required prior design characteristic of the significant historical landmarks, proposed development means that the historic to demolition and the buildings, and structures of the Charlottesville and Albemarle architecture of this specific site will not be Albemarle County area, and to promote orderly and attractive development reflected in the new development. It is Historic Preservation within these corridors. Applicants should note that replication anticipated that orderly and attractive Committee policy is to of historic structures is neither required nor desired. development can be achieved with a seek property owner combination of appropriate architecture and permission to document landscaping. historic properties before they are demolished. 2 Visitors to the significant historical sites in the Charlottesville Architectural designs and landscape plans were Include architectural and and Albemarle area experience these sites as ensembles of not included in the Initial Site Plan set. landscape designs with buildings, land, and vegetation. In order to accomplish the Landscaping will be key to integrating the the next submittal. integration of buildings, land, and vegetation characteristic of proposed buildings into the surroundings. these sites, the Guidelines require attention to four primary factors: compatibility with significant historic sites in the area; the character of the Entrance Corridor; site development and layout, and landscaping. ConWatibility with si ni ecant historic sites: 3 New structures and substantial additions to existing structures Architectural designs were not submitted with Include architectural should respect the traditions of the architecture of historically the Initial Site Plan. New architecture can designs with the next significant buildings in the Charlottesville and Albemarle area. respect the traditions of local historic submittal. Photographs of historic buildings in the area, as well as architecture with the use of appropriate drawings of architectural features, which provide important building forms, materials and scale. exam les of this tradition are contained in Appendix A. 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 intended to impose a rigid design solution for new development. Replication of the design of the important historic sites in the area is neither intended nor desired. The Guideline's standard of 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 ass ecial functional requirements. Conwatibilitv with the character of the Entrance Corridor 5 It is also an important objective of the Guidelines to establish The Rio East Entrance Corridor is substantially Include architectural a pattern of compatible architectural characteristics throughout developed; the Parkway corridor is not. The designs and landscape the Entrance Corridor in order to achieve unity and coherence. proposed development is expected to be visible plans with the next Building designs should demonstrate sensitivity to other from the Rio corridor beginning a short submittal. nearby structures within the Entrance Corridor. Where a distance south of Belvedere Blvd. Compared to designated corridor is substantially developed, these buildings currently standing on site and others Guidelines require striking a careful balance between along this section of the corridor, the proposed harmonizing new development with the existing character of apartment buildings are expected to appear the corridor and achieving compatibility with the significant larger (the larger building footprints measure historic sites in the area. 78' x 150', 80' x 135' and 77' x 140% and the elevated setting will further emphasize the 10 Buildings should relate to their site and the surrounding context of buildings. mass and scale of the individual buildings and the overall development. Compatibility cannot be confirmed until architectural designs and landscape plans are submitted. Structure design 9 Building forms and features, including roofs, windows, doors, Direction provided by the ARB at the August Include architectural materials, colors and textures should be compatible with the 19, 2019 ARB meeting for the architectural designs with the next forms and features of the significant historic buildings in the designs is summarized as follows: submittal. Indicate how area, exemplified by (but not limited to) the buildings . Find ways to reduce uniformity and add the 8/19/19 ARB described in Appendix A [of the design guidelines]. The diversity in architectural character, comments have been standard of compatibility can be met through scale, materials, materials and colors. addressed. and forms which may be embodied in architecture which is . For the buildings adjacent to the Parkway, contemporary as well as traditional. The replication of find ways to break up the mass, possibly important historic sites in Albemarle County is not the offsetting or staggering portions of the objective of these guidelines. buildings, once if not twice, in addition to the current projections and bays. • 3-story buildings at a raised elevation can be appropriate if the proposed landscape can be incorporated and maintained. • Two-story hyphens could allow the roolline to break in a meaningful way. These would be most appropriate along Parkway. It is less important for internal buildings. • Porches and material changes can help achieve human scale. 11 The overall design of buildings should have human scale. Architectural designs were not submitted with Include architectural Scale should be integral to the building and site design. the Initial Site Plan. The elevated setting designs with the next combined with the size of the individual submittal that address the buildings will tend to emphasize the scale of "building architecture" the buildings and the overall development. requirements of the Buildings with careful architectural treatments approved Application enhanced with landscaping will be required. Plan. The approved application plan states that "buildings within view of the John Warner Parkway and adjacent to Rio Road will include a variety of architectural materials and colors, porches and projections, and offsetting or staggering portions of the buildings, in addition to the use of projections and bays, and possibly two-story hyphens, to promote diversity of architectural character, to reduce uniformity among the buildings, to establish human scale, and to break up the mass of the buildings and the roof lines." 12 Architecture proposed within the Entrance Corridor should use Maximum building height is 3 stories and 45'. forms, shapes, scale, and materials to create a cohesive whole. The extent of cohesion in the design cannot be determined until architectural designs are submitted. 13 Any appearance of "blankness" resulting from building design Blankness cannot be assessed until should be relieved using design detail or vegetation, or both. architectural designs are submitted for review. 14 Arcades, colonnades, or other architectural connecting devices At the August 19, 2019 meeting, the ARB None. should be used to unify groups of buildings within a stated that connecting devices were not development. necessary in this development. 15 Trademark buildings and related features should be modified Architectural designs were not submitted with Include architectural to meet the requirements of the Guidelines. the Initial Site Plan. designs with the next submittal. 16 Window glass in the Entrance Corridors should not be highly Information on window glass was not included Provides specs on tinted or highly reflective. Window glass in the Entrance in the Initial Site Plan submittal. proposed window glass Corridors should meet the following criteria: Visible light with the architectural transmittance (VLT) shall not drop below 40%. Visible light designs. reflectance (VLIZ shall not exceed 30%. Specifications on thi proposed window glass should be submitted with the applicationforfinal review. Accessorystructures and equipment 17 Accessory structures and equipment should be integrated into Equipment is not expected to be visible from None. the overall plan of development and shall, to the extent the EC street. possible, be compatible with the building designs used on the site. 18 The following should be located to eliminate visibility from the Trash receptacles, a car wash, garages and a None. Entrance Corridor street. If, after appropriate siting, these mail kiosk are located away from the EC street features will still have a negative visual impact on the Entrance and are not expected to be visible from it. 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 A large stormwater facility is proposed north Move the stormwater designed to fit into the natural topography to avoid the need for of Buildings 8 and 9, between the buildings facility located north of screening. When visible from the Entrance Corridor street, these and the Parkway. Although there are existing Buildings 8 and 9 out of features must be fully integrated into the landscape. They trees to remain between the pond and the the landscape buffer and should not have the appearance of engineered features. Parkway, the amount and regularity of the to a location that will not grading of the feature will clearly identify it as have a negative visual a stormwater facility. The facility occupies a impact on the EC. substantial portion of the 50' landscape buffer, which will reduce the effectiveness and intent of the buffer. 44 Natural drainage patterns (or to the extent required, new Multiple stormwater management facilities are drainagepatterns) should be incorporated into the finished site proposed throughout the site, including a very to the extent possible. large one in the southern portion of the development. 21 The following note should be added to the site plan and the The note appears as note #33 under "General Add the standard architectural plan: "Visibility of all mechanical equipment Notes" on sheet C 1.0. The note will also be mechanical equipment from the Entrance Corridor shall be eliminated." needed on the architectural drawings. note to the architectural drawings. Lighting General Guidelines 22 Light should be contained on the site and not spill over onto A lighting plan was not included in the Initial Include a lighting plan in adjacent DrODerties or streets; Site Plan set. In previous reviews, the ARB supported a recommendation to extend a the next submittal. 23 Light should be shielded, recessed or flush -mounted to eliminate glare. All fixtures with lamps emitting 3000 lumens landscape buffer around the parking area to or more must be full cutoff fixtures. reduce the impact of illumination of the site on the EC. A buffer extends around the north, east 24 Light levels exceeding 30 footcandles are not appropriate for display lots in the Entrance Corridors. Lower light levels will and west sides of the site. A complete review aVl)lv to most other uses in the Entrance Corridors. of lighting can be completed when a lighting plan is submitted with the Final Site Plan. 25 Light should have the appearance of white light with a warm soft glow, however, a consistent appearance throughout a site or development is required. Consequently, if existing lamps that emit non -white light are to remain, new lamps may be required to match them. 26 Dark brown, dark bronze, or black are appropriate colors for free-standing pole mounted light fixtures in the Entrance Corridors. 27 The height and scale of freestanding, pole -mounted light fixtures should be compatible with the height and scale of the buildings and the sites they are illuminating, and with the use of the site. Typically, the height of freestanding pole -mounted light fixtures in the Entrance Corridors should not exceed 20 feet, including the base. Fixtures that exceed 20 feet in height will typically require additional screening to achieve an a ro riate aDvearance from the Entrance Corridor. 28 In determining the appropriateness of lighting fixtures for the In previous reviews, the ARB determined that Provide landscape Entrance Corridors, the individual context of the site will be screening should be provided along the screening west of taken into consideration on a case by case basis. perimeter of the parking lots to limit impacts of Building 9 to mitigate lighting on the Parkway. The current plan visual impacts of lighting. maintains a space for a potential future building west of Building 9. Until such 10 building is constructed, site lighting will have a eater im act on the Parkway. 29 The following note should be included on the lighting plan: The note does not appear on the plan. Include the standard "Each outdoor luminaire equipped with a lamp that emits lighting note on the plan. 3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." Guidelines or the Use o Decorative Landscape Lighting 30 Light used for decorative effect shall: A lighting plan was not included in the Initial Provide a complete a. be compatible with the character of the Entrance Corridor. Site Plan set. A complete review of lighting lighting plan with the Compatibility of exterior lighting and lighting fixtures is can be completed when a lighting plan is next submittal. assessed in terns of design, use, size, scale, color, and submitted with the Final Site Plan. brightness. b. impact only the immediate site. The effect of the illumination should not be discernible from distances along the Entrance Corridor. 31 Where used for decorative effect, outdoor light fixtures shall: a. be equipped with automatic timing devices and shall be extinguished between the hours of 11:00 p.m. and dawn. b. be shielded and focused to eliminate glare. Glare control shall be achieved primarily through the use of such means as cutoff fixtures, shields and baffles, and appropriate application of mounting height, wattage, aiming angle, fixture placement, etc. c. be cutoff luminaires, aimed so as not to project their output beyond the objects intended to be illuminated; or non -cutoff luminaires, equipped with glare shields, visors, barn doors, and/or other similar shielding accessories as required to meet the following criteria: Light distribution from all lighting installations shall be cut-off at all angles beyond those required to restrict direct illumination to within the perimeter of the landscape feature being illuminated. d. never exceed 3,000 lumens. Further restrictions on lumens may be imposed by the ARB. e. not be modified to reflect seasonal colors. 11 f. be of a number that is compatible with the scale of the object and the development to be illuminated, such that the light emitted will not over -illuminate or overpower the site, as determined by the ARB. Landscaping 7 The requirements of the Guidelines regarding landscaping are A landscape plan was not included in the initial Provide a landscape plan intended to reflect the landscaping characteristic of many of site plan set. A comprehensive review of with the next submittal. the area's significant historic sites which is characterized by landscaping can be completed when a large shade trees and lawns. Landscaping should promote landscape plan is provided with the Final Site visual order within the Entrance Corridor and help to integrate Plan set. buildings into the existing environment of the corridor. 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar characteristics. Such common elements 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 A landscape plan was not included in the initial Provide a landscape plan should include the following: site plan set. In previous reviews, the ARB with the next submittal a. Large shade trees should be planted parallel to the Entrance determined that a naturalistic configuration is that provides a Corridor Street. Such trees should be at least 3% inches caliper appropriate for street trees along the Parkway, naturalistic configuration (measured 6 inches above the ground) and should be of a plant but a quantity and density equivalent to the of street trees along the species common to the area. Such trees should be located at standard EC frontage planting requirement is Parkway, with a quantity least every 35 feet on center. appropriate. and density equivalent to b. Flowering ornamental trees of a species common to the area the standard EC frontage should be interspersed among the trees required by the preceding planting requirements. 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-of-way and utility easements. 33 Landscaping along interior roads: Most of the development has travelwa s with None. 12 a. Large trees should be planted parallel to all interior roads. parking on both sides, with no space for trees Such trees should be at least 2'/z inches caliper (measured six along the street. inches above the ground) and should be of a plant species common to the area. Such trees should be located at least every 40 feet on center. 34 Landscaping along interior pedestrian ways: Sidewalks and paths are proposed between the Provide a landscape plan a. Medium trees should be planted parallel to all interior buildings and parking rows, along Rio Rd., and with the next submittal. pedestrian ways. Such trees should be at least 2% inches along the entrance into the site from Rio Rd. caliper (measured six inches above the ground) and should be There appears to be planting area available of a species common to the area. Such trees should be located along these walks and paths. at least every 25 feet on center. 35 Landscaping of parking areas: The proposal includes no traditional parking a. Large trees should align the perimeter of parking areas, lots — paved areas with back-to-back rows of located 40 feet on center. Trees should be planted in the parking spaces. Instead, rows of parking are interior of parking areas at the rate of one tree for every 10 provided along both sides of the travelways. parking spaces provided and should be evenly distributed With this layout, parking perimeters coincide throughout the interior of the parking area. with the planting area between the buildings b. Trees required by the preceding paragraph should measure and sidewalks, and the parking areas have no 2'/z inches caliper (measured six inches above the ground); real "interiors". 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. 36 Landscaping of buildings and other structures: At the September 3, 2019 review of the Provide a landscape plan a. Trees or other vegetation should be planted along the front rezoning, the ARB determined that a landscape with the next submittal of long buildings as necessary to soften the appearance of buffer consisting of a mix of deciduous and that addresses the ARB's exterior walls. The spacing, size, and type of such trees or evergreen trees in a naturalistic arrangement 9/3/2019 comments. vegetation should be determined by the length, height, and was needed between the buildings and the park blankness of such walls. easement, in addition to standard frontage b. Shrubs should be used to integrate the site, buildings, and planting. Building 7 and nearby parking should other structures; dumpsters, accessory buildings and be screened from the Parkway, and screening structures; "drive thru" windows; service areas; and signs. should be provided along the western perimeter Shrubs should measure at least 24 inches in height. of the parking lot to limit impacts of lighting on the Parkway. The ARB also determined that there should be a depth of 30' of planting in a 13 mixed naturalistic arrangement within the 50' buffer. (ARB members noted that this would allow for more flexibility in achieving a naturalistic arrangement, a better mix of deciduous and evergreen, and would allow for larger shade trees placed further out - not right up against the building - to help achieve a softened edge.) 37 Plant species: a. Plant species required should be as approved A landscape plan has not been included in the Provide a landscape plan by the Staff based upon but not limited to the Generic site plan set. with the next submittal. Landscape Plan Recommended Species List and Native Plants forVirviniaLandsca es (Appendix D . 38 Plant health: The following note should be added to the A landscape plan has not been included in the landscape plan: "All site plantings of trees and shrubs shall be site plan set. allowed to reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant. - Site Development and layout Development pattern 6 Site development should be sensitive to the existing natural A trailhead park is located at the northeast Include the designs of the landscape and should contribute to the creation of an comer of the development and an amenity area trailhead park and the organized development plan. This may be accomplished, to is located at the northwest comer. In previous northwest amenity area in the extent practical, by preserving the trees and rolling terrain reviews the ARB noted that the design of the a landscape plan as part typical of the area; planting new trees along streets and trailhead park would be included in their of the next submittal. pedestrian ways and choosing species that reflect native forest review of the development. The park design is elements; insuring that any grading will blend into the not shown on the initial plan. 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 14 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 A significant amount of grading is shown Include bottom -of -wall surrounding conditions by limiting the use of retaining walls and throughout the site to achieve the proposed and top -of -wall by shaping the terrain through the use of smooth, rounded land development. Currently, the site is elevated elevations, and materials forms that blend with the existing terrain. Steep cut or fill above the Parkway, with the residence and and colors, for all sections are generally unacceptable. Proposed contours the outbuildings at an elevation of approximately retaining walls. Provide grading plan shall be rounded with a ten foot minimum radius 470', which is 30' and more above the street. information to clarify the where they meet the adjacent condition. Final grading should The apartment buildings closest to the Parkway appearance of the achieve a natural, rather than engineered, appearance. Retaining have finished floor elevations of approximately retaining wall on the walls 6 feet in height and taller, when necessary, shall be 460' and 470', and 457' and 467'. So, those northeast side of Building terraced and planted to blend with the landscape. basic relationships will remain. However, 8. graded slopes will have a strong engineered appearance. Retaining walls run parallel to the ends of the buildings on the north and west perimeters of the site. Wall heights are not consistently identified on the plans. 41 No grading, trenching, or tunneling should occur within the drip Tree lines don't appear to be shown Consistently show line of any trees or other existing features designated for consistently on all the plans. It appears that existing trees/tree lines reservation in the final Certificate of Appropriateness. adin may be proposed within the drip lines and new tree lines on the 15 Adequate tree protection fencing should be shown on, and coordinated throughout, the grading, landscaping and erosion and sediment control plans. of some existing trees to remain. plans. 42 Areas designated for preservation in the final Certificate of Tree protection is not shown on the plans. Show tree protection Appropriateness should be clearly delineated and protected on fencing on the grading, the site prior to any grading activity on the site. This landscaping and E&S protection should remain in place until completion of the plans. development of the site. 43 Preservation areas should be protected from storage or movement of heavy equipment within this area. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Site layout, building footprints, "potential future building" 2. The stormwater facility located north of Buildings 8 and 9 3. The appearance of the retaining wall east of Building 8 Staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee: • Regarding requirements to satisfy the design guidelines as per § 18-30.6.4c(2), (3) and (5) and recommended conditions of initial plan approval: o The ARB recommends approval of the Initial Plan with the following condition: 1. Move the stormwater facility located north of Buildings 8 and 9 out of the landscape buffer and to a location that will not have a negative visual impact on the EC. • Regarding recommendations on the plan as it relates to the guidelines: None. • Regarding conditions to be satisfied prior to issuance of a grading permit: 1. Maintain grading outside the driplines of trees to remain. Show tree protection fencing on, and coordinated throughout, the grading, landscaping, and erosion and sediment control plans. 16 Regarding the final site plan submittal: A Certificate of Appropriateness is required prior to final site plan approval. The following items and all items on the ARB Final Site Plan Checklist must be addressed: 1. Include architectural designs with the next submittal. a. Include all items on the ARB submittal requirements checklist. b. Address the "building architecture" requirements of the approved Application Plan. c. Indicate how the 8/19/19 ARB architectural comments have been addressed. d. Provides specs on proposed window glass with the architectural designs. e. Add the standard mechanical equipment note to the architectural drawings: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 2. Provide a complete lighting plan with the next submittal. a. Include the standard lighting note on the plan: "Each outdoor luminalre equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." 3. Provide a landscape plan with the next submittal. a. Include all items on the ARB submittal requirements checklist. b. Include the park design. c. Include all items necessary to meet the ARB's 9/3/2019 landscaping comments. d. Provide a naturalistic configuration of street trees along the Parkway, with a quantity and density equivalent to the standard EC frontage planting requirements. e. Provide landscape screening west of Building 9 to mitigate visual impacts of lighting. f Move the stormwater facility located north of Buildings 8 and 9 out of the landscape buffer and to a location that will not have a negative visual impact on the EC. g. Include the designs of the trailhead park and the northwest amenity area in a landscape plan as part of the next submittal. 4. Include bottom -of -wall and top -of -wall elevations, and materials and colors for all retaining walls. Provide information to clarify the appearance of the retaining wall on the northeast side of Building 8. 5. Consistently show existing trees/tree lines and new tree lines on the plans. 6. Show tree protection fencing on the grading, landscaping and E&S plans. 7. Note that demolition permits are required prior to demolition and the Albemarle County Historic Preservation Committee policy is to seek property owner permission to document historic properties before they are demolished. ATTACHMENTS Attach. 1: Rio Point Initial Site Plan 17