HomeMy WebLinkAboutARB202200066 Staff Report 2022-08-10ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2022-66: Rio Point Final Site Plan
Review Type
Final Site Plan (Second Review of Site Plan and Preliminary Review of Architecture)
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 / Cline Designs (JeffLape)
Magisterial District
Rio
Proposal
To construct 295 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, Dur lora Forest,
Shepherd's Ridge, River Run, Treesdale, Stonehenge, and Stonewater.
Visibility
Buildings 8 and 9 (north, east, and west elevations), and Building 12 (north elevation) will have the most visibility from the Entrance Corridor. Portions of Buildings 4, 6, and
7 (east and north elevations), and Building 10 (north elevation) will also have some visibility from the Entrance Corridor.
ARB Meeting Date
August 15, 2022
Staff Contact
Khris Taggart
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
3-21-2022
ARB-2022-17: Rio Point Initial Site Plan
The ARB recommended approval of the initial plan with a condition related to the relocation of 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. The Initial Site Plan was approved with the condition that the stormwater facility be
located so that a 30' depth of land within the buffer on the Parkway side remains available for planting/screening.
8-19-2019, 9-3-2019,
ZNIA-2019-08: Rio Pt. (formerly Parkway Place)
The ARB provided advisory comments on the rezoning request and clarification on recommendations related to the
12-15-2021
landscape buffers. On December 15, 2021, the rezoning from R4 to PRD was approved by the Board of Supervisors.
Dec. 2018
The John Warner Parkway was designated an Entrance Corridor.
Figure 1: View of the subject property from Rio Road, looking south.
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Figure 2: Location of the proposed Rio Point development.
3
Figure 3: Current site layout plan (SDP2022-31 5/05/2022).
0
ANALYSIS
REF
GUIDELINE
RECOMMENDATION 3/21/22
ISSUE 8/15/22
RECOMMENDATION 8/15/22
GENERAL GUIDELINES
Purpose, Compatibility with significant historic sites,
Compatibility with the character of the Entrance Corridor
1
The goal of the regulation of the design of development within the
Include architectural designs with the
The site contains a ca. 1929 Craftsman -style
See the recommendations listed
designated Entrance Corridors is to ensure that new development
next submittal.
bungalow (I 1/2-story) and several outbuildings (1-
below on the architectural and
within the corridors reflects the traditional architecture of the area.
story), which are being demolished to accommodate
landscape designs.
Therefore, it is the purpose of ARB review and of these
Note that demolition permits are
the development. The scale and footprint (79' x
Guidelines, that proposed development within the designated
required prior to demolition and the
153', 84' x 144', and 79' x 152') of the larger
Entrance Corridors reflect elements of design characteristic of the
Albemarle County Historic
buildings mean that the scale of the historic
significant historical landmarks, buildings, and structures of the
Preservation Committee policy is to
architecture of this site are not reflected in the new
Charlottesville and Albemarle area, and to promote orderly and
seek properly owner permission to
development.
attractive development within these corridors. Applicants should
document historic properties before
note that replication of historic structures is neither required nor
they are demolished.
The architectural designs of the buildings within
desired.
this development have been provided. The overall
design of these buildings is contemporary in style
2
Visitors to the significant historical sites in the Charlottesville and
Include architectural and landscape
Albemarle area experience these sites as ensembles of buildings,
designs with the next submittal.
but uses gabled roof forms and building materials
land, and vegetation. In order to accomplish the integration of
(stone, standing seam metal, and board and batten,
buildings, land, and vegetation characteristic of these sites, the
vertical, and horizontal lap siding) that are
Guidelines require attention to four primary factors: compatibility
reflective of those used historically within the
with significant historic sites in the area; the character of the
County. The use of these forms and materials
Entrance Corridor; site development and layout; and landscaping.
provides a minimal connection to both the local
historic architecture and the surrounding context.
3
New structures and substantial additions to existing structures
Include architectural designs with the
should respect the traditions of the architecture of historically
next submittal.
significant buildings in the Charlottesville and Albemarle area.
A note has been added to the plan (sheet LP1.00)
Photographs of historic buildings in the area, as well as drawings
acknowledging that demolition permits are required
of architectural features, which provide important examples of
prior to demolition and the HPC's policy to
this tradition are contained in Appendix A.
document historic properties before they are
demolished.
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 as special functional requirements.
5
It is also an important objective of the Guidelines to establish a
Include architectural designs and
pattern of compatible architectural characteristics throughout the
landscape plans with the next
Entrance Corridor in order to achieve unity and coherence.
submittal.
Building designs should demonstrate sensitivity to other nearby
structures within the Entrance Corridor. Where a designated
corridor is substantially developed, these Guidelines require
striking a careful balance between harmonizing new development
with the existing character of the corridor and achieving
compatibility with the significant historic sites in the area.
10
Buildings should relate to their site and the surrounding context of
buildings.
Structure design
9
Building forms and features, including roofs, windows, doors,
Include architectural designs with the
During the review of the rezoning, the ARB
Revise the white used in the
materials, colors and textures should be compatible with the forms
next submittal. Indicate how the
provided guidance on the architectural designs of
building designs to color(s) that are
and features of the significant historic buildings in the area,
8/19/19 ARB comments have been
the development. The Board emphasized the need
more muted in nature.
exemplified by (but not limited to) the buildings described in
addressed.
to reduce uniformity and add diversity to the
Appendix A [of the design guidelines]. The standard of
building design. For the buildings along the
Revise the east and west sides of
compatibility can be met through scale, materials, and forms
Parkway, finding ways to break up the mass (such
Buildings B and D to increase
which may be embodied in architecture which is contemporary as
as offsetting/staggering portions of the building
diversity in architectural character,
well as traditional. The replication of important historic sites in
and/or two-story hyphens) was identified as
materials, and colors. Possibilities
Albemarle County is not the objective of these guidelines.
important.
include, but are not limited to,
increasing the height of the stone
12
Architecture proposed within the Entrance Corridor should use
forms, shapes, scale, and materials to create a cohesive whole.
The buildings closest to the EC remain 3-stories tall
veneer at the base of the elevations
with a 30'-50' landscape buffer between them and
and adding more variation in
the street. From the EC looking through this buffer,
colors.
the elevations that will have the most visibility from
the EC are the north, east, and west elevations of
Revise the color of the accent
Buildings 8 and 9, and the north elevation of
standing seam metal roofs on
Building 12 (all Building D in the architectural
Buildings 8 and 9 to one that is
drawings). Portions of the north, east, and west
more coordinated with the overall
elevations of Buildings 4, 6, 7, and 10 (Building B
architectural design.
in the architectural drawings) will also have some
visibility from the EC.
Provide a perspective from the
Parkway without landscaping and
The north elevations of Buildings B and D feature
the future building.
stacked front gable roof bays at either end that are
clad with stone at the base and a mixture of board
Provide samples for all materials
and batten and horizontal siding above. Between
and colors.
these two end bays is a side -gabled central wing.
When viewed from the lower vantage point of the
Parkway directly below the buildings, at which
point the roof would not be visible, this wing may
function minimally as a hyphen. The elevation of
this wing features minimal color and material
changes, as well as variation in depth, which
includes recessed porches to help break up the
length of the building. However, the color
(bronze/gold) of the accent standing seam metal
roofs at the center of these elevations does not
appear to coordinate with the rest of the overall
design.
The east and west elevations of Buildings B and D,
while varied in depth, don't achieve the diversity in
character, material, or color previously requested by
the ARB. One way to achieve this would be to
extend the stone base up to the first/second floor.
Additional variation in colors could help to break
up the elevation and add human scale.
No physical materials/color samples have been
provided with this submittal. However, both the
palette and notes identify the materials which
include stone veneer, board and batten and
vertical/horizontal siding, and fiber cement panels.
The building elevations, particularly the east and
west elevations, feature a substantial amount of
white siding. The white appears stark; more muted
tones would blend more with the vegetated buffer.
A perspective of the overall development that
excludes landscaping and the future building would
help illustrate the visual impacts of these elevations
on the EC.
13
Any appearance of "blankness" resulting from building design
While the building designs do not feature elevations
should be relieved using design detail or vegetation, or both.
that are blank, the amount of white used on the east
and west elevations results in walls that lack detail
and differentiation.
1 I
The overall design of buildings should have human scale. Scale
Include architectural designs with the
The approved application plan states that "buildings
should be integral to the building and site design.
next submittal that address the
within view of the John Warner Parkway and
"building architecture" requirements of
adjacent to Rio Road will include a variety of
the approved Application Plan.
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."
The end bays along the north elevations of
Buildings B and D feature stone at the base, as well
as windows, stairwells, and recessed porches that
help to establish human scale. The building designs
use changes in materials and roof forms (front gable
for the end bays and side gable for the central
wings) in addition to projections and recesses along
the elevations to help reduce uniformity and break
up the mass of the buildings when viewed from the
EC.
14
Arcades, colonnades, or other architectural connecting devices
None.
At the August 19, 2019 meeting, the ARB stated
None.
should be used to unify groups of buildings within a development.
that connecting devices were not necessary in this
development.
15
Trademark buildings and related features should be modified to
Include architectural designs with the
The buildings do not have the appearance of a
None.
meet the requirements of the Guidelines.
next submittal.
trademark design.
16
Window glass in the Entrance Corridors should not be highly tinted
Provides specs on proposed window
No specifications on the proposed window glass
Revise the architectural drawings
or highly reflective. Window glass in the Entrance Corridors
glass with the architectural designs.
have been provided with this submittal.
to provide specs on proposed
should meet the following criteria: Visible light transmittance
window glass that meet the design
(VLT) shall not drop below 40%. Visible light reflectance (VLR)
criteria.
shall not exceed 30016. Specifications on the proposed window
lass should be submitted with the applicationforfinal review.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into the
None.
What appears to be ground -mounted mechanical
None.
overall plan of development and shall, to the extent possible, be
equipment is shown (sheet LP1.00) in various
compatible with the building designs used on the site.
locations around the buildings within this site. This
equipment is not expected to be visible from the EC
street due to the frontage landscaping along the
Parkway and the 30'-50' landscape buffer between
the EC and the equipment.
18
The following should be located to eliminate visibility from the
None.
Trash receptacles, a car wash, garages, and a mail
None.
Entrance Corridor street. If, after appropriate siting,these features
kiosk are located away from the EC street and are
will still have a negative visual impact on the Entrance Corridor
not expected to be visible from it.
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
Move the stormwater facility located
The location of the stormwater facility within the
None.
fit into the natural topography to avoid the need for screening.
north of Buildings 8 and 9 out of the
landscape buffer remains unchanged from the initial
When visible from the Entrance Corridor street, these features must
landscape buffer and to a location that
site plan. A landscape plan has been provided with
be fully integrated into the landscape. They should not have the
will not have a negative visual impact
this submittal which shows an informal
appearance of engineered features.
on the EC.
arrangement of plantings within this facility. This
arrangement is expected to soften the amount and
regularity of the grading of the feature and maintain
the effectiveness of the buffer.
44
Natural drainage patterns (or to the extent required, new drainage
Multiple stormwater management facilities are
patterns) should be incorporated into the finished site to the extent
proposed throughout the site, including a very large
possible.
one in the southern portion of the development,
which won't be visible from the EC.
21
The following note should be added to the site plan and the
Add the standard mechanical
The standard mechanical equipment note has not
Add the standard mechanical
architectural plan: "Visibility of all mechanical equipment from
equipment note to the architectural
been added to the architectural drawings.
equipment note to the architectural
the Entrance Corridor shall be eliminated."
drawings.
drawings.
Lighting
General Guidelines
22
Light should be contained on the site and not spill over onto
Include a lighting plan in the next
A lighting plan has been provided. The plan shows
Revise the photometric plan to
adjacent properties or streets;
submittal.
spillover above %footcandle near the entrance to
eliminate the spillover above %:
the site north of Building 2 and near the travelway
footcandle.
southwest of Building 1.
23
Light should be shielded, recessed or flush -mounted to eliminate
The pedestrian light fixtures (Forney 11 Post Top)
Revise the pedestrian light fixtures
glare. All fixtures with lamps emitting 3000 lumens or more must
emit 4553 lumens and are not full cutoff fixtures.
to ones that emit less than 3000
be full cutoff fixtures.
lumens or to fixtures that are full
cutoff.
24
Light levels exceeding 30 footcandles are not appropriate for
The maximum footcandles and the light loss factor
Revise the lighting plan to note in
display lots in the Entrance Corridors. Lower light levels will
(LLF) used to calculate the photometrics have not
the schedule the light loss factor
apply to most other uses in the Entrance Corridors.
been noted in the schedule. This makes it difficult
and maximum footcandles for the
to determine the maximum lighting levels for the
site. A LLF of at least 1.0 is
site.
required and lighting levels that do
not exceed 20 footcandles would
be appropriate.
25
Light should have the appearance of white light with a warn soft
A lighting schedule and cutsheets have been
Revise the schedule and cutsheets
glow; however, a consistent appearance throughout a site or
provided with the plan; however, the cutsheets do
to provide information on the
development is required. Consequently, if existing lamps that emit
not indicate the fixture color or color temperature
fixture colors and color
non -white light are to remain, new lamps may be required to
for the area light fixtures. The manufacturer's
temperatures for the area light and
match them.
website indicates that the specified fixture has a
color temperature of 4000K. A color temperature
pedestrian light fixtures.
26
Dark brown, dark bronze, or black are appropriate colors for free-
standing pole mounted light fixtures in the Entrance Corridors.
between 2000K — 3000K is standard for lighting in
Revise the schedule and cutsheet
the ECs.
for the bollard light fixtures to
specify the same fixture.
The lighting plan and cutsheet note pedestrian light
fixtures (Forrey 11 Post Top) but these fixtures are
not shown on the photometric plan and lighting
schedule and no information has been provided on
the fixture color and color temperature of these
lights.
The lighting schedule and cutsheet note two
different catalog numbers for the bollard lights.
27
The height and scale of freestanding, pole -mounted light fixtures
The height of the pole -mounted fixtures has not
Revise the lighting plan to note
should be compatible with the height and scale of the buildings
been noted in the lighting plan. Fixtures heights
that the height of the pole -mounted
and the sites they are illuminating, and with the use of the site.
should not exceed 20' including the base.
fixtures including the base will not
Typically, the height of freestanding pole -mounted light fixtures
exceed 20'.
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 appropriate appearance from
the Entrance Corridor.
28
In determining the appropriateness of lighting fixtures for the
Provide landscape screening west of
An arrangement of Holly and Cypress trees has
None.
Entrance Corridors, the individual context of the site will be taken
Building 9 to mitigate visual impacts of
been added along the perimeter of the parking lot
into consideration on a case by case basis.
lighting.
west of Building 9. These trees, along with the 50'
landscape buffer, are expected to sufficiently
miti ate the im acts of lighting on the EC.
29
The following note should be included on the lighting plan: "Each
Include the standard lighting note on
The standard lighting note has been added to the
None.
outdoor luminaire equipped with a lamp that emits 3,000 or more
the plan.
plan.
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
IL
rural areas zoning districts shall not exceed one half footcandle."
Guidelines or the Use of Decorative Landscape Lighting
30
Light used for decorative effect shall:
Provide a complete lighting plan with
A lighting schedule and cutsheets have been
None.
a. be compatible with the character of the Entrance Corridor.
the next submittal.
provided with the plan. There is no decorative
Compatibility of exterior lighting and lighting fixtures is assessed
landscape lighting proposed in this site.
in terms of design, use, size, scale, color, and 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.
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
Provide a landscape plan with the next
A landscape plan has been provided with this
None.
intended to reflect the landscaping characteristic of many of the
submittal.
submittal. The plan shows naturalistic arrangements
area's significant historic sites which is characterized by large
of ornamental and large shade trees along the
shade trees and lawns. Landscaping should promote visual order
Parkway that meet the EC frontage quantity,
within the Entrance Corridor and help to integrate buildings into
spacing, and size requirements.
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
n
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
Provide a landscape plan with the next
should include the following:
submittal that provides a naturalistic
a. Large shade trees should be planted parallel to the Entrance
configuration of street trees along the
Corridor Street. Such trees should be at least 3% inches caliper
Parkway, with a quantity and density
(measured 6 inches above the ground) and should be of a plant
equivalent to the standard EC frontage
species common to the area. Such trees should be located at least
planting requirements.
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-of-way and utility
easements.
33
Landscaping along interior roads:
None.
The proposed layout, across most of the site, makes
Revise the landscape plan to
a. Large trees should be planted parallel to all interior roads. Such
the same planting space available for pedestrian
provide trees in the available
trees should be at least 2% inches caliper (measured six inches
way trees, perimeter parking trees, and trees for
planting areas between the
above the ground) and should be of a plant species common to the
softening long building elevations. However, trees
buildings and sidewalks, and along
area. Such trees should be located at least every 40 feet on center.
are not provided in most of these spaces.
the parking row associated with the
trailhead park.
34
Landscaping along interior pedestrian ways:
Provide a landscape plan with the next
a. Medium trees should be planted parallel to all interior
submittal.
The trees along Rio Rd. meet site plan requirements
pedestrian ways. Such trees should be at least 2% inches caliper
for size and spacing. Medium trees are shown near
Revise the landscape plan to
(measured six inches above the ground) and should be of a species
sidewalks in some locations but the spacing is
provide large shade trees, 40' on
common to the area. Such trees should be located at least every 25
generally wide and inconsistent. It appears that
center, along the parking area
feet on center.
more consistent spacing could be achieved along
the sidewalk near the parking row for the trailhead
between the clubhouse/pool area
and the stormwater facility.
35
Landscaping of parking areas:
a. Large trees should align the perimeter of parking areas, located
park, and along the sidewalks west of the two
40 feet on center. Trees should be planted in the interior of
townhome blocks. The parking row south of the
parking areas at the rate of one tree for every 10 parking spaces
clubhouse/pool area may also be an opportunity for
provided and should be evenly distributed throughout the interior
perimeter parking trees.
of the parking area.
12
b. Trees required by the preceding paragraph should measure 2%:
There are 500 parking spaces provided, requiring 50
inches caliper (measured six inches above the ground); should be
large shade trees. The Code Required Planting Plan
evenly spaced; and should be of a species common to the area.
(sheet LP1.00) states that 51 large interior parking
Such trees should be planted in planters or medians sufficiently
trees are proposed. However, only approximately
large to maintain the health of the tree and shall be protected by
25 trees are located in the interior of the parking
curbing.
lots. The proposed lots are more linear than
c. Shrubs should be provided as necessary to minimize the
traditional parking lots, and the trees are not evenly
parking area's impact on Entrance Corridor streets. Shrubs should
distributed throughout the paved parking area. A
measure 24 inches in height.
more even distribution of trees throughout the
paved area would better integrate the parking area
into the overall site. However, there are no "extra"
parking spaces that could be replaced with tree
islands. Adding trees in the areas between the
apartment buildings and sidewalks would bring the
tree counts closer to guidelines requirements.
36
Landscaping of buildings and other structures:
Provide a landscape plan with the next
During the review of the rezoning, the ARB
None.
a. Trees or other vegetation should be planted along the front of
submittal that addresses the ARB's
determined that a landscape buffer with a mix of
long buildings as necessary to soften the appearance of exterior
9/3/2019 comments.
deciduous and evergreen trees in a naturalistic
walls. The spacing, size, and type of such trees or vegetation
arrangement was needed between the buildings and
should be determined by the length, height, and blankness of such
the park easement. The ARB also determined that
walls.
there should be a depth of 30' of planting in a
b. Shrubs should be used to integrate the site, buildings, and other
mixed naturalistic arrangement within the 50'
structures; dumpsters, accessory buildings and structures; "drive
buffer. The landscape plan shows that a depth of
tiro' windows; service areas; and signs. Shrubs should measure at
30' within the 50' landscape buffer has been
least 24 inches in height.
reserved for planting and the buffers between the
buildings and the park will have a mixture of shrubs
and ornamental and large shade trees in a
naturalistic arrangement.
An arrangement of Holly and Cypress trees has
been added along the perimeter of the parking lot
west of Building 9, as recommended by the ARB
during the rezoning review. These trees, along with
the 50' landscape buffer, are expected to
sufficiently mitigate the impacts of lighting on the
EC.
37
Plant species: a. Plant species required should be as approved by
Provide a landscape plan with the next
The plants are found on the various lists.
None.
the Staff based upon but not limited to the Generic Landscape
submittal.
Plan Recommended Species List and Native Plants for Virginia
Landscapes (Appendix D .
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Plant health: The following note should be added to the landscape
The standard plant health note is included in the
plan: "All site plantings of trees and shrubs shall be allowed to
landscape plan.
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 theplant.,,
Site Development and layout
Development pattern
6
Site development should be sensitive to the existing natural
Include the designs of the trailhead
The designs of the trailhead park and the northwest
Revise the layout of the trailhead
landscape and should contribute to the creation of an organized
park and the northwest amenity area in
amenity area have been provided. The amenity area
park so that the associated paved
development plan. This may be accomplished, to the extent
a landscape plan as part of the next
features a wood trellis structure, dining tables, and a
area is not the primary feature
practical, by preserving the trees and rolling terrain typical of the
submittal.
fire pit with associated fumiture. These features are
visible from the EC. Provide a park
area; planting new trees along streets and pedestrian ways and
bounded by an open lawn and a wildflower/meadow
design that addresses the
choosing species that reflect native forest elements; insuring that
area. This area is expected to have minimal
intersection and presents an
any grading will blend into the surrounding topography thereby
visibility from the EC and any features that are
appropriate face to the EC.
creating a continuous landscape; preserving, to the extent
visible are compatible with the general designs in
practical, existing significant river and stream valleys which may
the overall development.
If the path featured in the
be located on the site and integrating these features into the design
perspective view at the
of surrounding development; and limiting the building mass and
The trailhead park is located at the north corner of
Rio/Parkway intersection is
height to a scale that does not overpower the natural settings of
the site and includes a turning loop, a parking row,
proposed, show it in the site plan
the site, or the Entrance Corridor.
a gazebo/shade structure, a path connecting to the
sidewalk at Building 8, and trees and shrubs along
and provide appropriate
landscaping. Coordinate the
39
The relationship of buildings and other structures to the Entrance
Corridor street and to other development within the corridor
some of the paved areas and surrounding the
perspective views with the
should be as follows:
gazebo/shade structure. These features mostly
proposed site layout.
a. An organized pattern of roads, service lanes, bike paths, and
create a paved parking area, not a park. A more
pedestrian walks should guide the layout of the site.
fully developed park with reduced paving and
b. In general, buildings fronting the Entrance Corridor street
amenities that address the intersection and present
should be parallel to the street. Building groupings should be
an appropriate face to the EC are needed.
arranged to parallel the Entrance Corridor street.
c. Provisions should be made for connections to adjacent
The illustrative plan and the perspective from the
pedestrian and vehicular circulation systems.
intersection of Rio Rd. and the Parkway show a
d. Open spaces should be tied into surrounding areas to provide
sidewalk that is not shown on the site plan and the
continuity within the Entrance Corridor.
landscaping plan does not appear to account for a
e. If significant natural features exist on the site (including creek
sidewalk in this area.
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.
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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
Include bottom -of -wall and top -of -wall
The plan has been revised to include bottom -of -wall
Revise the site plan to note the
surrounding conditions by limiting the use of retaining walls and by
elevations, and materials and colors,
and top -of -wall elevations of the proposed retaining
specific color proposed for the
shaping the terrain through the use of smooth, rounded land forms
for all retaining walls. Provide
walls. The maximum height of the walls running
retaining walls.
that blend with the existing terrain. Steep cut or fill sections are
information to clarify the appearance
parallel and perpendicular to the ends of Buildings
generally unacceptable. Proposed contours on the grading plan shall
of the retaining wall on the northeast
8, 9, and 12 is 9', between Buildings 8 and 9.
Revise the perspective to clarify
be rounded with a ten foot minimum radius where they meet the
side of Building 8.
the level of visibility of the
adjacent condition. Final grading should achieve a natural, rather
A perspective has been provided that shows the
retaining wall on the northeast side
than engineered, appearance. Retaining walls 6 feet in height and
view of the site from the intersection of John
of Building 8.
taller, when necessary, shall be terraced and planted to blend with
Warner Parkway and Rio Rd. From this perspective,
the landscape.
it appears that the retaining wall on the northeast
side of Building 8 will have some visibility from the
intersection. However, the orientation of the
retaining wall in the perspective differs from the
site plan, making it unclear how prominent this wall
will be from the EC.
The site plan has been revised to note the retaining
wall material as Anchor Diamond Pro with a rock-
like texture and an earth -tone color; however, a
specific color has not been provided. A color that
has been approved for other sites within the EC is
James River.
41
No grading, trenching, or tunneling should occur within the drip line
Consistently show existing trees/tree
The existing trees/tree lines appear to be shown
Show tree protection fencing on
of any trees or other existing features designated for preservation in
lines and new tree lines on the plans.
consistently on the plan, but no tree protection
the grading, and E&S plans.
the final Certificate of Appropriateness. Adequate tree protection
fencing is shown on the grading plan, and it still
fencing should be shown on, and coordinated throughout, the
appears that some grading is proposed with the drip
grading, landscaping and erosion and sediment control plans.
line of existing trees to remain.
42
Areas designated for preservation in the final Certificate of
Show tree protection fencing on the
Tree protection fencing has been added to the
Appropriateness should be clearly delineated and protected on the
grading, landscaping and E&S plans.
landscape plan, but none is shown on the grading
site prior to any grading activity on the site. This protection
plan.
should remain in place until completion of the development of the
site.
43
Preservation areas should be protected from storage or movement
of heavy equipment within this area.
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SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The appearance of Building Types B and D.
2. The appearance of the retaining wall east of Building 8.
3. The appearance of the trailhead park from the EC.
4. The proposed landscaping: between the buildings and the parkway, at the interior of the site.
This is the first review of the architectural designs for the site and there are a number of revisions requested to the site plan and architecture. Staff recommends the following revisions to the site plan and
architectural designs be reviewed by the Board at a future Architectural Review Board meeting:
1. Revise the white used in the building designs to color(s) that are more muted in nature.
2. Revise the east and west sides of Buildings B and D to increase diversity in architectural character, materials, and colors. Possibilities include, but are not limited to, increasing the height of the stone
veneer at the base of the elevations and adding more variation in colors.
3. Revise the color of the accent standing seam metal roofs on Buildings 8 and 9 to one that is more coordinated with the overall architectural design.
4. Provide a perspective from the Parkway without landscaping and the future building.
5. Provide samples for all materials and colors.
6. Revise the architectural drawings to provide specs on proposed window glass that meet the design criteria as follows: Visible light transmittance (VLT) shall not drop below 40%. Visible light reflectance
(VLR) shall not exceed 30%.
7. Add the standard mechanical equipment note to the architectural drawings: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated."
8. Revise the photometric plan to eliminate the spillover above % footcandle.
9. Revise the pedestrian light fixtures to ones that emit less than 3000 lumens or to fixtures that are full cutoff.
10. Revise the lighting plan to note in the schedule the light loss factor and maximum footcandles for the site. A LLF of at least 1.0 is required and lighting levels that do not exceed 20 footcandles would be
appropriate.
11. Revise the schedule and cutsheets to provide information on the fixture colors and color temperatures for the area light and pedestrian light fixtures.
12. Revise the schedule and cutsheet for the bollard light fixtures to specify the same fixture.
13. Revise the lighting plan to note that the height of the pole -mounted fixtures including the base will not exceed 20'.
14. Revise the landscape plan to provide trees in the available planting areas between the buildings and sidewalks, and along the parking row associated with the trailhead park.
15. Revise the landscape plan to provide large shade trees, 40' on center, along the parking area between the clubhouse/pool area and the stormwater facility.
16. Revise the layout of the trailhead park so that the associated paved area is not the primary feature visible from the EC. Provide a park design that addresses the intersection and presents an appropriate face
to the EC.
17. If the path featured in the perspective view at the Rio/Parkway intersection is proposed, show it in the site plan and provide appropriate landscaping. Coordinate the perspective views with the proposed
site layout.
18. Revise the site plan to note the specific color proposed for the retaining walls.
19. Revise the perspective to clarify the level of visibility of the retaining wall on the northeast side of Building 8.
20. Show tree protection fencing on the grading, and E&S plans.
ATTACHMENTS
Attach. 1: ARB2022-66: Rio Point Final Site Plan
Attach. 2: ARB2022-66: Rio Point Architectural Drawings
Attach. 3: ARB2022-66: Rio Point Perspectives
IG