HomeMy WebLinkAboutARB202200094 Staff Report 2022-11-30ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2022-94: Rio Point Final Site Plan
Review Type
Final Site Plan (Third Review of Site Plan and Second 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 Design (Caleb Robinson)
Magisterial District
Rio
Proposal
To construct 328 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
Buildings 10, 11, and 12 (north, east, and west elevations), and Building 6 (north elevation) will have the most visibility from the Entrance Corridor. Portions of Buildings 1, 8, and 9
(east and north elevations), and Building 7 (north elevation) will also have some visibility from the Entrance Corridor (Fig. 3).
ARB Meeting Date
December 5, 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
8-15-2022
ARB-2022-17: Rio Point Final Site
The ARB provided comments on the final site plan and preliminary architectural drawings. Given the changes that were requested, the ARB intended to
Plan
review the revisions at a future meeting.
3-21-2022
ARB-2022-17: Rio Point Initial Site
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
Plan
out of the landscape buffer and to a location that would 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.
Figure 1: View of the subject property from Rio Road, tooking south.
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Figure 2: Location of the vroposed Rio Point development.
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Figure 3: Current site layout plan.
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Figure 5: North Elevations of Building Type D, 8/15/2022 (left) and 12/5/2022 (right)
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Figure 7: East/West Elevations of Building Types D, 8/15/2022 (left) and 12/5/2022 (right).
ANALYSIS
REF
GUIDELINE
ISSUES
RECOMMENDATIONS
ISSUES
RECOMMENDATIONS
from the 8/15/22 ARB Meeting
from the 8/15/22 Action
12/5/22
12/5/22
Letter
GENERAL GUIDELINES
Purpose, Compatibility with significant historic sites,
ConWatibifily with the character of the Entrance Corridor
I
The goal of the regulation of the design of development within the
The site contains a ca. 1929
See the recommendations
Some changes have been
See the recommendations
designated Entrance Corridors is to ensure that new development
Craftsman -style bungalow (I% -story)
listed below on the
made to the building designs
listed below on the
within the corridors reflects the traditional architecture of the area.
and several outbuildings (I -story),
architectural and landscape
since the previous submittal.
architectural designs.
Therefore, it is the purpose of ARB review and of these Guidelines,
which are being demolished to
designs.
These changes include
that proposed development within the designated Entrance
accommodate the development. The
revisions to accent roof forms
Corridors reflect elements of design characteristic of the significant
scale and footprint (79' x 153', 84' x
and materials as well as
historical landmarks, buildings, and structures of the Charlottesville
144', and 79' x 152) of the larger
material, detailing, and color
and Albemarle area, and to promote orderly and attractive
buildings mean that the scale of the
changes to the building
development within these corridors. Applicants should note that
historic architecture of this site are not
elevations.
replication of historic structures is neither required nor desired.
reflected in the new development.
2
Visitors to the significant historical sites in the Charlottesville and
Albemarle area experience these sites as ensembles of buildings,
The architectural designs of the
land, and vegetation. In order to accomplish the integration of
buildings within this development
buildings, land, and vegetation characteristic of these sites, the
have been provided. The overall
Guidelines require attention to four primary factors: compatibility
design of these buildings is
with significant historic sites in the area; the character of the
contemporary in style but uses gabled
Entrance Corridor; site development and layout; and landscaping.
roof forms and building materials
(stone, standing seam metal, and
3
New structures and substantial additions to existing structures
should respect the traditions of the architecture of historically
board and batten, vertical, and
significant buildings in the Charlottesville and Albemarle area.
horizontal lap siding) that are
Photographs of historic buildings in the area, as well as drawings of
reflective of those used historically
architectural features, which provide important examples of this
within the County. The use of these
tradition are contained in Appendix A.
forms and materials provides a
minimal connection to both the local
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 architecture and the
historic structures is not intended to impose a rigid design solution
surrounding context.
for new development. Replication of the design of the important
historic sites in the area is neither intended nor desired. The
A note has been added to the plan
Guideline's standard of compatibility can be met through building
(sheet LP1.00) acknowledging that
scale, materials, and forms which may be embodied in architecture
demolition permits are required prior
which is contemporary as well as traditional. The Guidelines allow
to demolition and the HPC's policy to
individuality in design to accommodate varying tastes as well as
document historic properties before
special functional requirements.
they are demolished.
5
It is also an important objective of the Guidelines to establish a
pattern of compatible architectural characteristics throughout the
Entrance Corridor in order to achieve unity and coherence.
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.
Structure design
9
Building forms and features, including roofs, windows, doors,
During the review of the rezoning, the
Revise the white used in the
The white used in the
Revise the building colors
materials, colors and textures should be compatible with the forms
ARB provided guidance on the
building designs to color(s)
building designs has been
and/or materials to use
and features of the significant historic buildings in the area,
architectural designs of the
that are more muted in nature.
identified as SW7006 Extra
darker/warner colors to
exemplified by (but not limited to) the buildings described in
development. The Board emphasized
White. A combination of this
help better integrate the
Appendix A [of the design guidelines]. The standard of
the need to reduce uniformity and add
Revise the color of the accent
white and a light gray (SW
development into the
compatibility can be met through scale, materials, and forms which
diversity to the building design. For
standing seam metal roofs on
7604 Gray Screen) are used
surrounding context.
may be embodied in architecture which is contemporary as well as
the buildings along the Parkway,
Buildings 8 and 9* to one that
for most of the elevations of
traditional. The replication of important historic sites in Albemarle
finding ways to break up the mass
is more coordinated with the
most of the buildings. These
Revise the architectural
County is not the objective of these guidelines.
(such as offsetting/staggering portions
overall architectural design.
light colors are expected to
drawings to note the
of the building and/or two-story
(*Buildings 10 and 11 in the
emphasize the buildings in
manufacturers and specific
hyphens) was identified as important.
Illustrative Site Plan.)
the wooded context of the
colors for the asphalt
Parkway. Using wanner earth
shingles, stone veneer, and
The buildings closest to the EC
Provide perspectives from the
tones would help the
standing seam metal.
remain 3-stories tall with a 30'-50'
Parkway with and without
buildings integrate more into
landscape buffer between them and
landscaping and with and
the context and result in a
Provide physical samples
the street. From the EC looking
without the future building.
more appropriate appearance
for the paint colors, asphalt
through this buffer, the elevations that
for the corridor.
shingles, stone veneer, and
will have the most visibility from the
Provide samples for all
standing seam metal.
EC are the north, east, and west
materials and colors.
The accent standing seam
elevations of Buildings 8 and 9, and
metal roofs on the main roof
the north elevation of Building 12 (all
have been removed and the
Building D in the architectural
roof now uses a single
drawings). Portions of the north, east,
material (black asphalt
and west elevations of Buildings 4, 6,
shingles).
7, and 10 (Building B in the
architectural drawings) will also have
Perspectives from the
some visibility from the EC.
Parkway without landscaping
have been provided. The
The north elevations of Buildings B
perspectives confirm that
and D feature stacked front gable roof
topography and siting of the
bays at either end that are clad with
buildings result in visually
stone at the base and a mixture of
prominent buildings as seen
board and batten and horizontal siding
from the EC until the
above. Between these two end bays is
landscape buffer matures and
a side -gabled central wing. When
helps soften the appearance
viewed from the lower vantage point
of the buildings.
of the Parkway directly below the
buildings, at which point the roof
would not be visible, this wing may
The architectural drawings
have been revised to note the
10
Buildings should relate to their site and the surrounding context of
buildings.
function minimally as a hyphen. The
proposed paint colors for the
elevation of this wing features
buildings but the
minimal color and material changes,
manufacturers and specific
as well as variation in depth, which
colors for the asphalt
includes recessed porches to help
shingles, stone veneer, and
break up the length of the building.
standing seam metal have not
However, the color (bronze/gold) of
been noted on the plan.
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
im acts of these elevations on the EC.
11 I The overall design of buildings should have human scale. Scale
12 Architecture proposed within the Entrance Corridor should use
forms, shapes, scale, and materials to create a cohesive whole.
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."
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
13 Any appearance of "blankness" resulting from building design While the building designs do not
should be relieved using design detail or vegetation, or both. feature elevations that are blank, the
amount of white used on the east and
west elevations results in walls that
lack detail and differentiation.
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
more variation in
The stone veneer previously
provided at the ground story
of the end bays of the north
elevations of Building B has
been removed from the
current design (Fig. 4). This
change increases the
uniformity of the building
elevations and removes a
feature that added human
scale and helped to break up
the mass of the building. The
north elevation of Building D
do not feature a stone base as
mentioned in the previous
staff report. The north and
south elevations were
mislabeled in the previous
submittal (Fig 5). Revising
the design of the north
elevation of Building Types
B and D to increase the stone
up to the first story of the EC
facing elevation would be
appropriate.
Slight revisions have been
made to the east and west
elevations of Buildings B and
D (Fig. 6 and 7). These
revisions include changing
the wall colors of the balcony
bays from gray to white and
the central bays from white to
gray, replacing the shed roof
from above the balcony bays
Revise the design of the
elevations that will be
visible from the EC to use
additional masonry and
contrasting wane earth
tones to help to reduce the
scale and uniformity of the
building designs.
IL
colors.
with a gable form with
decorative trusses, and
adding decorative panels that
use accent paint colors
between the windows on each
floor. However, the white and
gray wall colors are light and
have little contrast between
them, which does not help
reduce the uniformity of the
building designs. Revising
the elevations to include
additional material changes
and wane earth tones with
greater contrast may help to
increase variation in the
building designs.
14
Arcades, colonnades, or other architectural connecting devices
At the August 19, 2019 meeting, the
None.
At the August 19, 2019
None.
should be used to unify groups of buildings within a development.
ARB stated that connecting devices
meeting, the ARB stated that
were not necessary in this
connecting devices were not
development.
necessary in this
development.
15
Trademark buildings and related features should be modified to
The buildings do not have the
None.
The buildings do not have the
None.
meet the requirements of the Guidelines.
appearance of a trademark design.
appearance of a trademark
design.
16
Window glass in the Entrance Corridors should not be highly tinted or
No specifications on the proposed
Revise the architectural
The architectural drawings
None.
highly reflective. Window glass in the Entrance Corridors should
window glass have been provided
drawings to provide specs on
have been revised to include
meet the following criteria: Visible light transmittance (VLT) shall
with this submittal.
proposed window glass that
notes that the window glass
not drop below 40%. Visible light reflectance (VLR) shall not
meet the design criteria.
specifications will meet the
exceed 30%. Specifications on the proposed window glass should
EC guidelines.
be submitted with the applicationforfinal review.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into the
What appears to be ground -mounted
None.
No changes have been made
None.
overall plan of development and shall, to the extent possible, be
mechanical equipment is shown
to the locations or anticipated
compatible with the building designs used on the site.
(sheet LP1.00) in various locations
visibility of the proposed
around the buildings within this site.
ground -mounted mechanical
This equipment is not expected to be
equipment.
visible from the EC street due to the
frontage landscaping along the
Par kwa and the 30'-50' landscape
n
buffer between the EC and the
equipment.
18
The following should be located to eliminate visibility from the
Trash receptacles, a car wash,
None.
No changes have been made
None.
Entrance Corridor street. If, after appropriate siting, these features will
garages, and a mail kiosk are located
to the placement of the
still have a negative visual impact on the Entrance Corridor street,
away from the EC street and are not
carwash, garages, mail kiosk,
screening should be provided to eliminate visibility. a. Loading areas,
expected to be visible from it.
or the trash and recycling
b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical
areas since the previous
equipment,
review.
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
The location of the stormwater
None.
The location and landscaping
None.
fit into the natural topography to avoid the need for screening. When
facility within the landscape buffer
of the stormwater facility
visible from the Entrance Corridor street, these features must be fully
remains unchanged from the initial
within the landscape buffer
integrated into the landscape. They should not have the appearance
site plan. A landscape plan has been
remain unchanged since the
of engineered features.
provided with this submittal which
previous review.
shows an informal 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
No changes have been made
patterns) should be incorporated into the finished site to the extent
facilities are proposed throughout the
to the locations of the
possible.
site, including a very large one in the
multiple stormwater
southern portion of the development,
management facilities
which won't be visible from the EC.
proposed throughout the site.
21
The following note should be added to the site plan and the
The standard mechanical equipment
Add the standard mechanical
The standard mechanical
None.
architectural plan: "Visibility of all mechanical equipment from the
note has not been added to the
equipment note to the
equipment note has been
Entrance Corridor shall be eliminated."
architectural drawings.
architectural drawings.
added to the architectural
drawings.
Lighting
General Guidelines
22
Light should be contained on the site and not spill over onto
A lighting plan has been provided.
Revise the photometric plan to
The photometric plan has
None.
adjacent properties or streets;
The plan shows spillover above '/2
eliminate the spillover above
been revised to eliminate the
footcandle near the entrance to the
%footcandle.
spillover above % footcandle.
site north of Building 2 and near the
travelway southwest of Building 1.
12
23
Light should be shielded, recessed or flush -mounted to eliminate
The pedestrian light fixtures (Forrey
Revise the pedestrian light
The cut sheet information for
Provide cut sheets in the
glare. All fixtures with lamps emitting 3000 lumens or more must
11 Post Top) emit 4553 lumens and
fixtures to ones that emit less
the pedestrian light fixtures
lighting plan for all light
be full cutoff fixtures.
are not full cutoff fixtures.
than 3000 lumens or to
has been removed from the
fixtures.
fixtures that are full cutoff.
plan but the fixtures remain
on the lighting plan around
Provide fixture color and
the pool area. Additionally,
color temperature for all
no information has been
light fixtures.
provided on building -
mounted lighting. Lighting
Revise the lighting plan to
with minimal impact would
provide complete
be appropriate given the
information on building -
parkway context.
mounted lighting,
including cut sheets,
It is unclear from the
schedule information,
information submitted if the
fixture colors, lamp color
bollard light fixture, which
temperature, etc. Lighting
emits over 3000 lumens
must emit less than 3000 or
(52001m), is full cutoff.
be full cutoff and have a
color temperature
approximating warm white
(2000K and 3000K).
Revise the lighting plan to
show that the proposed
bollard light fixtures are
full cuttoff. If the fixture is
not frill cutoff revise the
fixture to one that is or one
that emits less than 3000
lumens.
24
Light levels exceeding 30 footcandles are not appropriate for
The maximum footcandles and the
Revise the lighting plan to
The lighting plan has been
None.
display lots in the Entrance Corridors. Lower light levels will apply
light loss factor (LLF) used to
note in the schedule the light
revised to show an LLF of
to most other uses in the Entrance Corridors.
calculate the photometrics have not
loss factor and maximum
1.0 and a maximum
been noted in the schedule. This
footcandles for the site. A LLF
footcandle value of 18.3 fc
makes it difficult to determine the
of at least 1.0 is required and
for the site.
maximum lighting levels for the site.
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
Revise the schedule and
The schedule and cutsheets
None.
low; however, a consistent appearance throughout a site or
have been provided with theplan;
cutsheets to provide
have been revised to indicate
13
development is required. Consequently, if existing lamps that emit
however, the cutsheets do not indicate
information on the fixture
appropriate fixture colors
non -white light are to remain, new lamps may be required to match
the fixture color or color temperature
colors and color temperatures
(black) and color
them.
for the area light fixtures. The
manufacturer's website indicates that
for the area light and
pedestrian light fixtures.
temperatures (3000K) for the
pole -mounted and bollard
26
Dark brown, dark bronze, or black are appropriate colors for free-
standing pole mounted light fixtures in the Entrance Corridors.
the specified fixture has a color
lighting.
temperature of 4000K. A color
Revise the schedule and
temperature between 2000K — 3000K
cutsheet for the bollard light
The lighting plan has been
is standard for lighting in the ECs.
fixtures to specify the same
revised to specify the same
fixture.
bollard light fixture on the
The lighting plan and cutsheet note
schedule and cutsheet.
pedestrian light fixtures (Forney 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
Revise the lighting plan to
The schedule has been
None.
should be compatible with the height and scale of the buildings and
fixtures has not been noted in the
note that the height of the
revised to note that the pole -
the sites they are illuminating, and with the use of the site.
lighting plan. Fixtures heights should
pole -mounted fixtures
mounted lighting will be
Typically, the height of freestanding pole -mounted light fixtures in
not exceed 20' including the base.
including the base will not
mounted 15' above the
the Entrance Corridors should not exceed 20 feet, including the
exceed 20'.
finished grade.
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
An arrangement of Holly and Cypress
None.
The site plan now shows a
None.
Entrance Corridors, the individual context of the site will be taken
trees has been added along the
building west of the two
into consideration on a case by case basis.
perimeter of the parking lot west of
buildings closest to the
Building 9. These trees, along with
Parkway where a "potential
the 50' landscape buffer, are expected
future building" was
to sufficiently mitigate the impacts of
previously noted. If this
lighting on the EC.
building is being constructed
with the rest of the
development, then the
lighting from the site will be
sufficiently screened.
29
The following note should be included on the lighting plan: "Each
The standard li ing note has been
None.
The standard lighting note is
None.
14
outdoor luminaire equipped with a lamp that emits 3,000 or more
added to the plan.
on the photometric 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 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 schedule and cutsheets
None.
No decorative landscape
None.
a. be compatible with the character of the Entrance Corridor.
have been provided with the plan.
lighting has been added to the
Compatibility of exterior lighting and lighting fixtures is assessed
There is no decorative landscape
site plan since the previous
in terms of design, use, size, scale, color, and brightness.
lighting proposed in this site.
review.
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 glaze. 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
A landscape plan has been provided
None.
No changes have been made
None.
intended to reflect the landscaping characteristic of many of the
with this submittal. The plan shows
to the arrangements of
area's significant historic sites which is characterized by laze
naturalistic arrangements of
ornamentals and laze shade
15
shade trees and lawns. Landscaping should promote visual order
ornamental and large shade trees
trees along the Parkway
within the Entrance Corridor and help to integrate buildings into
along the Parkway that meet the EC
shown in the previous
the existing environment of the corridor.
frontage quantity, spacing, and size
requirements.
submittal.
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 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-of-way and utility
easements.
33
Landscaping along interior roads:
The proposed layout, across most of
Revise the landscape plan to
The landscape plan has been
Revise the landscape plan
a. Large trees should be planted parallel to all interior roads. Such
the site, makes the same planting
provide trees in the available
revised to show trees in the
to eliminate conflicts
trees should be at least 2% inches caliper (measured six inches
space available for pedestrian way
planting areas between the
available planting area
between street trees and
above the ground) and should be of a plant species common to the
trees, perimeter parking trees, and
buildings and sidewalks, and
between the buildings and
utilities/easements.
area. Such trees should be located at least every 40 feet on center.
trees for softening long building
elevations. However, trees are not
along the parking row
associated with the trailhead
sidewalks. This change and
the change to the layout of
Shift the three trees east of
34
Landscaping along interior pedestrian ways:
a. Medium trees should be planted parallel to all interior pedestrian
provided in most of these spaces.
park.
the trees along the parking
the garages to eliminate the
ways. Such trees should be at least 2% inches caliper (measured six
row associated with the
stormwater pipe conflict.
inches above the ground) and should be of a species common to the
The trees along Rio Rd. meet site plan
Revise the landscape plan to
trailhead park provide more
area. Such trees should be located at least every 25 feet on center.
requirements for size and spacing.
Medium trees are shown near
provide large shade trees, 40'
on center, along the parking
consistent spacing of the trees
interior to the site. However,
35
Landscaping of parking areas:
a. Laze trees should align the perimeter of parking areas, located
sidewalks in some locations but the
area between the
there appear to be some
IE
40 feet on center. Trees should be planted in the interior of parking
spacing is generally wide and
clubhouse/pool area and the
discrepancies and/or conflicts
areas at the rate of one tree for every 10 parking spaces provided
inconsistent. It appears that more
stormwater facility.
with the easements and trees
and should be evenly distributed throughout the interior of the
consistent spacing could be achieved
interior to the site.
parking area.
along the sidewalk near the parking
b. Trees required by the preceding paragraph should measure 2'/z
row for the trailhead park, and along
The landscape plan has been
inches caliper (measured six inches above the ground); should be
the sidewalks west of the two
revised to show large shade
evenly spaced; and should be of a species common to the area.
townhome blocks. The parking row
trees, 40' on center, along the
Such trees should be planted in planters or medians sufficiently
south of the clubhouse/pool area may
parking area between the
large to maintain the health of the tree and shall be protected by
also be an opportunity for perimeter
clubhouse/pool area and the
curbing.
parking trees.
stormwater facility. However,
c. Shrubs should be provided as necessary to minimize the parking
the three trees directly east of
area's impact on Entrance Corridor streets. Shrubs should measure
There are 500 parking spaces
the garages are located over a
24 inches in height.
provided, requiring 50 large shade
stormwater pipe.
trees. The Code Required Planting
Plan (sheet LP1.00) states that 51
large interior parking trees are
proposed. However, only
approximately 25 trees are located in
the interior of the parking lots. The
proposed lots are more linear than
traditional parking lots, and the trees
are not evenly distributed throughout
the paved parking area. A 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 idelines requirements.
36
Landscaping of buildings and other structures:
During the review of the rezoning, the
Show the buffer planting
The site plan has been
None.
a. Trees or other vegetation should be planted along the front of
ARB determined that a landscape
locations on the landscape
revised to show the locations
long buildings as necessary to soften the appearance of exterior
buffer with a mix of deciduous and
plan.
of all plantings proposed
walls. The spacing, size, and type of such trees or vegetation should
evergreen trees in a naturalistic
within the landscape buffer.
be determined by the length, height, and blankness of such walls.
arrangement was needed between the
The revision confirms that
b. Shrubs should be used to integrate the site, buildings, and other
buildings and the park easement. The
the arrangement of plantings
structures; dumpsters, accessory buildings and structures; "drive
ARB also determined that there
will be appropriate and
thrx" windows; service areas; and signs. Shrubs should measure at
should be a depth of 30' of planting in
compatible with the
17
least 24 inches in height.
a mixed naturalistic arrangement
surrounding context.
within the 50' buffer. The landscape
plan shows that a depth of 30' within
the 50' landscape buffer has been
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
The plants are found on the various
None.
The plants are found on the
Consider revising the
the Staff based upon but not limited to the Generic Landscape Plan
lists.
various lists. However, one of
invasive shrub species
Recommended Species List and Native Plants for Virginia
the proposed shrub species
("Alleghany" Viburnum)
Landscapes (Appendix D).
("Alleghany" Viburnum) has
to a noninvasive species.
recently been identified as
invasive.
38
Plant health: The following note should be added to the landscape
The standard plant health note is
The standard plant health
plan: "All site plantings of trees and shrubs shall be allowed to
included in the landscape plan.
note is included in the
reach, and be maintained at, mature height; the topping of trees is
landscape plan.
prohibited. Shrubs and trees shall be pruned minimally and only to
support the overall health of theplant."
Site Development and layout
Development paftern
6
Site development should be sensitive to the existing natural
The designs of the trailhead park and
Revise the layout of the
The layout of the trailhead
Reevaluate the trailhead
landscape and should contribute to the creation of an organized
the northwest amenity area have been
trailhead park so that the
park has been revised to
park design to establish
development plan. This may be accomplished, to the extent
provided. The amenity area features a
associated paved area is not
remove the turning loop in
greater visual interest and a
practical, by preserving the trees and rolling terrain typical of the
wood trellis structure, dining tables,
the primary feature visible
favor of a native meadow.
stronger sense of place.
area; planting new trees along streets and pedestrian ways and
and a fire pit with associated
from the EC. Provide a park
This revision moves the
Options include, but are
choosing species that reflect native forest elements; insuring that
furniture. These features are bounded
design that addresses the
paved area associated with
not limited to,
any grading will blend into the surrounding topography thereby
by an open lawn and a
intersection and presents an
the trailhead park away from
incorporating the public art
creating a continuous landscape; preserving, to the extent practical,
wildflower/meadow area. This area is
appropriate face to the EC.
the EC, but the meadow lacks
installation gazebo,
18
existing significant river and stream valleys which may be located
expected to have minimal visibility
a sense of place when viewed
landscaping, and
on the site and integrating these features into the design of
from the EC and any features that are
If the path featured in the
from the EC. Bringing the
walkways/trail
surrounding development; and limiting the building mass and
visible are compatible with the
perspective view at the
public art installation,
connections.
height to a scale that does not overpower the natural settings of the
general designs in the overall
Rio/Parkway intersection is
gazebo, walkways/trail
site, or the Entrance Corridor.
development.
proposed, show it in the site
plan and provide appropriate
connections, and/or
landscaping into the proposed
39
The relationship of buildings and other structures to the Entrance
Corridor street and to other development within the corridor should
The trailhead park is located at the
landscaping. Coordinate the
meadow area may help to
be as follows:
north corner of the site and includes a
perspective views with the
create a stronger sense of
a. An organized pattern of roads, service lanes, bike paths, and
turning loop, a parking row, a
proposed site layout.
place and a more appropriate
pedestrian walks should guide the layout of the site.
gazebo/shade structure, a path
appearance as viewed from
b. In general, buildings fronting the Entrance Corridor street should
connecting to the sidewalk at
the EC.
be parallel to the street. Building groupings should be arranged to
Building 8, and trees and shrubs along
parallel the Entrance Corridor street.
some of the paved areas and
The path featured in the
c. Provisions should be made for connections to adjacent pedestrian
surrounding the gazebo/shade
previously submitted
and vehicular circulation systems.
structure. These features mostly
perspective view has been
d. Open spaces should be tied into surrounding areas to provide
create a paved parking area, not a
removed.
continuity within the Entrance Corridor.
park. A more frilly developed park
e. If significant natural features exist on the site (including creek
with reduced paving and amenities
valleys, steep slopes, significant trees or rock outcroppings), to the
that address the intersection and
extent practical, then such natural features should be reflected in
present an appropriate face to the EC
the site layout. If the provisions of Section 32.5.2.n of the
are needed.
Albemarle County Zoning Ordinance apply, then improvements
required by that section should be located so as to maximize the use
The illustrative plan and the
of existing features in screening such improvements from Entrance
perspective from the intersection of
Corridor streets.
Rio Rd. and the Parkway show a
f The placement of structures on the site should respect existing
sidewalk that is not shown on the site
views and vistas on and around the site.
plan and the landscaping plan does
not appear to account for a sidewalk
in this area.
Site Grading
40
Site grading should maintain the basic relationship of the site to
The plan has been revised to include
Revise the site plan to note the
The site plan has been
None.
surrounding conditions by limiting the use of retaining walls and by
bottom -of -wall and top -of -wall
specific color proposed for the
revised to specify the color
shaping the terrain through the use of smooth, rounded land forms
elevations of the proposed retaining
retaining walls.
for the retaining walls as
that blend with the existing terrain. Steep cut or fill sections are
walls. The maximum height of the
James River.
generally unacceptable. Proposed contours on the grading plan shall
walls running parallel and
Revise the perspective to
be rounded with a ten foot minimum radius where they meet the
perpendicular to the ends of Buildings
clarify the level of visibility of
The perspectives have been
adjacent condition. Final grading should achieve a natural, rather than
8, 9, and 12 is 9', between Buildings
the retaining wall on the
updated to include a view
engineered, appearance. Retaining walls 6 feet in height and taller,
8 and 9.
northeast side of Building 8.
without landscaping from the
when necessary, shall be terraced and planted to blend with the
EC. This perspective
landscape.
A perspective has been provided that
confirms that the retaining
19
shows the view of the site from the
wall on the northeast side of
intersection of John Warner Parkway
Building 8 will be located
and Rio Rd. From this perspective, it
behind the landscape buffer
appears that the retaining wall on the
and screened from the EC.
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
The existing trees/tree lines appear to
Show tree protection fencing
The site plan has not been
Show tree protection
of any trees or other existing features designated for preservation in
be shown consistently on the plan, but
on the grading, and E&S
revised to show tree
fencing on the grading and
the final Certificate of Appropriateness. Adequate tree protection
no tree protection fencing is shown on
plans.
protection fencing on the
E&S plans.
fencing should be shown on, and coordinated throughout, the grading,
the grading plan, and it still appears
grading and E&S plans.
landscaping and erosion and sediment control plans.
that some grading is proposed with
the drip line of existing trees to
remain.
42
Areas designated for preservation in the final Certificate of
Tree protection fencing has been
Appropriateness should be clearly delineated and protected on the
added to the landscape plan, but none
site prior to any grading activity on the site. This protection should
is shown on the grading plan.
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.
20
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The appearance of Building Types B and D: materials, level of detail, and colors.
2. The appearance of the trailhead park from the EC.
3. The proposed landscaping: between the buildings and the parkway, at the interior of the site.
Staff recommends the following revisions be reviewed by the Board at a future Architectural Review Board meeting:
1. Revise the building colors and/or materials to use darker/wanner colors to help better integrate the development into the surrounding context.
2. Revise the architectural drawings to note the manufacturers and specific colors for the asphalt shingles, stone veneer, and standing seam metal.
3. Provide physical samples for the paint colors, asphalt shingles, stone veneer, and standing seam metal.
4. Revise the design of the elevations that will be visible from the EC to use additional masonry and contrasting warn earth tones to help to reduce the scale and uniformity of the building designs.
5. Provide fixture color and color temperature for all light fixtures.
6. Revise the lighting plan to provide complete information on building -mounted lighting, including cut sheets, schedule information, fixture colors, lamp color temperature, etc. Lighting must emit less than
3000 or be frill cutoff and have a color temperature approximating warn white (2000K and 3000K).
7. Revise the lighting plan to show that the proposed bollard light fixtures are full cuttoff. If the fixture is not full cutoff revise the fixture to one that is or one that emits less than 3000 lumens.
8. Revise the landscape plan to eliminate conflicts between street trees and utilities/easements.
9. Shift the three trees east of the garages to eliminate the stormwater pipe conflict.
10. Consider revising the invasive shrub species ("Alleghany" Viburnum) to a noninvasive species.
11. Reevaluate the trailhead park design to establish greater visual interest and a stronger sense of place. Options include, but are not limited to, incorporating the public art installation, gazebo, landscaping,
and walkways/trail connections.
12. Show tree protection fencing on the grading and E&S plans.
ATTACHMENTS
Attach. 1: ARB2022-94: Rio Point Final Site Plan
Attach. 2: ARB2022-94: Rio Point Architectural Drawings
Attach. 3: ARB2022-94: Rio Point Perspectives
21