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HomeMy WebLinkAboutARB201400106 Staff Report 2014-08-05ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB- 2014 -106: Bojangles Review Type Site Plan Amendment Parcel Identification 078000000073A2 Location 2013 Abbey Road, on the south side of Rt. 250 between the Applebee's and the bank in the Rivanna Ridge Shopping Center Zoned Planned Development Mixed Commercial (PDMC), Entrance Corridor (EC) Owner /Applicant Rivanna Ridge Charlottesville LLC /Shimp Engineering (Justin Shimp) Magisterial District Rivanna Proposal To construct a restaurant with a drive -thru and associated site improvements. Context The site is located in an established shopping center in the heavily developed commercial area of Pantops, across from the Montessori school. Visibility The proposed building will be readily visible from the Entrance Corridor. The drive -thru window will be visible on the east side of the building. ARB Meeting Date September 15, 2014 Staff Contact Margaret Maliszewski PROJECT HISTORY DATE APPLICATION RESULT 4/7/2014 ARB- 2014 -25 The ARB completed a review of the Initial Site Plan and a preliminary review of the architectural design, and provided advisory comments on the request for the Special Use Permit for a drive -thru. The action letter from the ARB meeting is included as Attachment A to this report, and the comments are included in the analysis table, below. 6/11/2014 SP- 201404 The Special Use Permit for the drive -thru was approved by the BOS. CHANGES SINCE THE INITIAL REVIEW Primary revisions to the proposal include a number of architectural changes made to address scale, proportion and detail issues identified at the initial ARB review. ANALYSIS REF GUIDELINE ARB 4/7/2014 CURRENT ISSUE RECOMMENDATION COMMENTS Structure design 1 The goal of the regulation of the design of development within the Consider revising the Two glass block windows have been None. designated Entrance Corridors is to insure that new development proportions of the glass added to the west elevation and the size of within the corridors reflects the traditional architecture of the area. block windows to the glass block windows has been made Therefore, it is the purpose of ARB review and of these Guidelines, coordinate with the consistent throughout the building. These that proposed development within the designated Entrance Corridors architectural proportions changes help break up the previously reflect elements of design characteristic of the significant historical and detail and/or material of blank wall areas. Brick soldier courses landmarks, buildings, and structures of the Charlottesville and the overall building. have been added at the window heads and Albemarle area, and to promote orderly and attractive development joints have been added in the stucco areas. within these corridors. Applicants should note that replication of Consider revising the All of these changes help improve the historic structures is neither required nor desired. facades to provide a more human scale and integrated proportions of the building and the coordination among building elements. 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically significant architectural appearance buildings in the Charlottesville and Albemarle area. that breaks down the scale The three long canopies previously 4 The examples contained in Appendix A should be used as a guide for of the canopies, pilasters, proposed at the EC end of the building building design: the standard of compatibility with the area's historic fagade and cornice. This have each been divided into three separate structures is not intended to impose a rigid design solution for new could be done by providing canopies whose widths relate better to the development. Replication of the design of the important historic sites additional detail or width of the windows below the canopies. in the area is neither intended nor desired. The Guideline's standard of articulation in the stucco These divisions result in a more human compatibility can be met through building scale, materials, and forms which maybe embodied in architecture which is contemporary as well facades, and providing more scale, a more comfortable appearance, and as traditional. The Guidelines allow individuality in design to detail in the brick. amore integrated architectural accommodate varying tastes as well as special functional appearance. requirements. Reinforce the design of the entrance to the building. A brick pilaster has been added on the 9 Building forms and features, including roofs, windows, doors, materials, colors and textures should be compatible with the forms and This could be done by west elevation next to the window in the features of the significant historic buildings in the area, exemplified by breaking up the composition entrance vestibule. This treatment marks (but not limited to) the buildings described in Appendix A [of the of the canopy. this window bay as different from the design guidelines]. The standard of compatibility can be met through others, but the entrance itself is not scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The replication of emphasized in the design. important historic sites in Albemarle County is not the objective of these guidelines. 11 The overall design of buildings should have human scale. Scale should be integral to the building and site design. 13 Any appearance of "blankness" resulting from building design should be relieved using design detail or vegetation, or both. 5 It is also an important objective of the Guidelines to establish a pattern None. The staff report for the initial review noted None. of compatible architectural characteristics throughout the Entrance that the proposed red brick will relate well Corridor in order to achieve unity and coherence. Building designs to the surrounding buildings, and that the should demonstrate sensitivity to other nearby structures within the scale, mass and height of the proposed Entrance Corridor. Where a designated corridor is substantially building are coordinated with the developed, these Guidelines require striking a careful balance between surrounding shopping center buildings. harmonizing new development with the existing character of the These features of the design have not corridor and achieving compatibility with the significant historic sites changed. in the area. 10 Buildings should relate to their site and the surrounding context of buildings. 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. 14 Arcades, colonnades, or other architectural connecting devices should be used to unify groups of buildings within a development. 15 Trademark buildings and related features should be modified to meet None. The staff report for the initial review noted None. the requirements of the Guidelines. that some changes had been made to the standard Bojangle's design. The color of the awnings has been revised from a bright orange to a "copper" color and the amount of brick used for the walls has been increased from the original proposal. Additional changes to the standard design are described above. 16 Window glass in the Entrance Corridors should not be highly tinted Provide glass specs on the The elevation drawings note clear Provide the following or highly reflective. Window glass in the Entrance Corridors should architectural drawings anodized storefront with clear low -E note on the architectural meet the following criteria: Visible light transmittance (VLT) shall not indicating that visible light glass, but the exact wording of the glass drawings: Window glass drop below 40 %. Visible light reflectance (VLR) shall not exceed 30 %• transmittance (VLT) shall spec is not included on the drawings. shall conform to these Specifications on the proposed window glass should be submitted with the not drop below 40% and specs: Visible light application forfinal review. visible light reflectance transmittance (VLT) shall (VLR) shall not exceed not drop below 40% and 30 %. visible light reflectance (VLR) shall not exceed 30 %. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the Provide a dumpster screen A dumpster screen detail is not included Provide a dumpster overall plan of development and shall, to the extent possible, be detail on the plan. Screening in the plan. A note on the plan indicates a screen detail in the site compatible with the building designs used on the site. materials should be coordinated with building wooden wall and a note in the applicant's memo calls for a brick wall. The dumpster plan. Coordinate all dumpster screen 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these features materials. gates are aligned with a drive aisle. information regarding will still have a negative visual impact on the Entrance Corridor material. street, screening should be provided to eliminate visibility. a. Loading Revise the plan to show the A drive -thru menu board is shown on the areas, b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical locations of all drive -thru west side of the building. A single menu Confirm that only one equipment, f. Above - ground utilities, and g. Chain link fence, barbed related items. Provide board is expected to have a minimal menu board is proposed wire, razor wire, and similar security fencing devices. screening to ensure an appropriate appearance appearance. However, if additional menu boards or other drive -thru related items and no other drive -thru related items are 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist of a. from the EC. are proposed, these should be shown on proposed, or show all Walls, b. Plantings, and c. Fencing. the plan. drive -thru related items on the plan. 20 Surface runoff structures and detention ponds should be designed to None. No new stormwater management features None. fit into the natural topography to avoid the need for screening. When are expected to have an impact on the EC. visible from the Entrance Corridor street, these features must be fully integrated into the landscape. They should not have the appearance of engineered features. 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent possible. 21 The following note should be added to the site plan and the Add the standard This note is still absent from the plans. Add the standard architectural plan: "Visibility of all mechanical equipment from the mechanical equipment note mechanical equipment Entrance Corridor shall be eliminated." to the site and architectural note to the site and plans. architectural plans. Lighting 22 Light should be contained on the site and not spill over onto adjacent Provide complete lighting Spillover does not exceed .5 fc. None. properties or streets; 23 Light should be shielded, recessed or flush - mounted to eliminate information for review. One new pole light is proposed behind the None. glare. All fixtures with lamps emitting 3000 lumens or more must building. It is a full cutoff shoebox style be full cutoff fixtures. fixture. 24 Light levels exceeding 30 footcandles are not appropriate for Maximum light levels on site are shown Include the wall lights on display lots in the Entrance Corridors. Lower light levels will apply as 13.3 fc. However, a memo from the the lighting plan and to most other uses in the Entrance Corridors. applicant indicates that wall lights are revise the photometrics to proposed, but these have not been include the illumination included on the lighting plan. from the wall lights. 25 Light should have the appearance of white light with a warm soft A metal halide lamp is proposed for the None. glow; however, a consistent appearance throughout a site or new pole light. Existing pole lights at the development is required. Consequently, if existing lamps that emit perimeter of the site also have metal non -white light are to remain, new lamps may be required to match halide lamps. them. 26 Dark brown, dark bronze, or black are appropriate colors for free- The color of the fixtures and poles is not Include a note on the standing pole mounted light fixtures in the Entrance Corridors. indicated, but dark bronze is standard for lighting plan indicating the chosen fixture and bronze poles exist that the color of the new in the surrounding development. pole and fixture will be bronze. 27 The height and scale of freestanding, pole- mounted light fixtures A note on the plan indicates a 20' Note that the 20' should be compatible with the height and scale of the buildings and mounting height. The applicant should maximum light pole the sites they are illuminating, and with the use of the site. note that the 20' includes bases, if bases height includes the height Typically, the height of freestanding pole- mounted light fixtures in are proposed. of any bases used. 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 The applicant's memo indicates that full Submit a lighting plan Entrance Corridors, the individual context of the site will be taken cutoff wall fixtures are proposed, but no that includes wall into consideration on a case by case basis. wall light information is included in the mounted light fixtures. plan. 29 The following note should be included on the lighting plan: "Each The lighting note does not appear on the Add the standard lighting outdoor luminaire equipped with a lamp that emits 3,000 or more plan. note to the 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." Landscaping 32 Landscaping along the frontage of Entrance Corridor streets should Provide a complete A landscape plan has been provided. It Provide a sufficient include the following: landscape plan for review. shows no new trees to be added to the quantity of large trees, a. Large shade trees should be planted parallel to the Entrance Provide a sufficient quantity existing landscaping along the EC 31/2" caliper minimum at Corridor Street. Such trees should be at least 31/2 inches caliper of EC frontage trees to meet frontage. The existing frontage planting is planting, 35' on center, (measured 6 inches above the ground) and should be of a plant species the 35' on center a mature mix of 3 trees, a curving row of along the site's EC common to the area. Such trees should be located at least every 35 feet requirement. shrubs, and a mass of shrubs around the frontage. on center. development's freestanding sign. b. Flowering ornamental trees of a species common to the area should be interspersed among the trees required by the preceding paragraph. The landscape plan approved for the The ornamental trees need not alternate one for one with the large outparcels shows white ash trees 35' on shade trees. They may be planted among the large shade trees in a center, 31/2" - 4" caliper at planting, less regular spacing pattern. spaced continuously across the frontage. 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. A consistent row of shrubs is shown along None. a. Large trees should be planted parallel to all interior roads. Such Abbey Road, at the back of the site. A trees should be at least 21/2 inches caliper (measured six inches above sanitary easement runs along the road. 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: None. Sidewalks run along the EC and along None. a. Medium trees should be planted parallel to all interior pedestrian Abbey Road. The EC frontage trees act as ways. Such trees should be at least 21/2 inches caliper (measured six sidewalk trees in this case. The sanitary inches above the ground) and should be of a species common to the sewer easement precludes planting trees area. Such trees should be located at least every 25 feet on center. along Abbey Road. 35 Landscaping of parking areas: Provide a plant schedule for A plant schedule has been provided. Revise the landscape a. Large trees should align the perimeter of parking areas, located 40 review. schedule to note the 10 feet on center. Trees should be planted in the interior of parking areas Plants to be removed are shown on the Blue Princess holly that at the rate of one tree for every 10 parking spaces provided and should Be sure the plans clearly demolition plan, but it is still difficult to are drawn on the plan. be evenly distributed throughout the interior of the parking area. show existing plants to distinguish between new plants and b. Trees required by the preceding paragraph should measure 21/2 remain and to be removed. existing plants to remain on the landscape inches caliper (measured six inches above the ground); should be plan. evenly spaced; and should be of a species common to the area. Such trees should be planted in planters or medians sufficiently large to There appear to be 10 Blue Princess holly maintain the health of the tree and shall be protected by curbing. drawn on the plan, but only 6 appear in c. Shrubs should be provided as necessary to minimize the parking the schedule. area's impact on Entrance Corridor streets. Shrubs should measure 24 inches in height. 36 Landscaping of buildings and other structures: Provide a plant schedule for Shrubs were not extended to the back bays None. a. Trees or other vegetation should be planted along the front of long review. of the side elevations. buildings as necessary to soften the appearance of exterior walls. The spacing, size, and type of such trees or vegetation should be Consider continuing the determined by the length, height, and blankness of such walls. shrub planting along the two b. Shrubs should be used to integrate the site, buildings, and other back bays of both side structures; dumpsters, accessory buildings and structures; "drive thru" elevations. windows; service areas; and signs. Shrubs should measure at least 24 inches in height. 37 Plant species: a. Plant species required should be as approved by the None. All of the proposed plants are found in the None. Staff based upon but not limited to the Generic Landscape Plan recommended species list. Recommended Species List and Native Plants for Virginia Landscapes (Appendix D). 38 Plant health: The following note should be added to the landscape Provide the standard This note has been added. None. plan: "All site plantings of trees and shrubs shall be allowed to reach, and planting note on the plan. 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." Development pattern 6 Site development should be sensitive to the existing natural landscape The ARB recommended no The proposed site layout has not changed None. and should contribute to the creation of an organized development objection to the request for since the initial review. plan. This may be accomplished, to the extent practical, by preserving the special use permit for the trees and rolling terrain typical of the area; planting new trees the drive -thru. along streets and pedestrian ways and choosing species that reflect native forest elements; insuring that any grading will blend into the 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 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 32.5.6.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 None. The site has already been graded. None. surrounding conditions by limiting the use of retaining walls and by shaping the terrain through the use of smooth, rounded land forms that blend with the existing terrain. Steep cut or fill sections are generally unacceptable. Proposed contours on the grading plan shall be rounded with a ten foot minimum radius where they meet the adjacent condition. Final grading should achieve a natural, rather than engineered, appearance. Retaining walls 6 feet in height and taller, when necessary, shall be terraced and planted to blend with the landscape. 41 No grading, trenching, or tunneling should occur within the drip line Provide a complete Tree protection fencing is needed at the Revise the plan to include of any trees or other existing features designated for preservation in landscape plan for review. perimeter of the site. A conservation a conservation checklist the final Certificate of Appropriateness. Adequate tree protection checklist should be included in the plan. and tree protection fencing should be shown on, and coordinated throughout, the grading, fencing. landscaping and erosion and sediment control plans. 42 Areas designated for preservation in the final Certificate of Appropriateness should be clearly delineated and protected on the site prior to any grading activity on the site. This protection should remain in place until completion of the development of the site. 43 Preservation areas should be protected from storage or movement of heavy equipment within this area. SIGNS The preliminary designs show Bojangle's signs on the front and Sign permits will be Stars have been eliminated from the piers Sign permits will be side elevations. They appear to be internally illuminated channel required for all wall signs. and pilasters and brick detailing has been required for all wall signs. letters with red faces. Details on the sign design have not yet Note that red acrylic #2283, added instead. The etched stars remain in Note that red acrylic been provided; however, it should be noted that red acrylic and its equivalents, are not the EIFS next to the Bojangles channel #2283, and its #2283 is not an approvable shade of red. The drawings also approvable shades of red. letter signs. Without color, the stars have equivalents, are not show stars etched into the EIFS surfaces at the curved Eliminate the stars from the reduced impact. Separate sign applications approvable shades of red. "pediments" and in the EIFS panels at the tops of the piers and pilasters. Maintain will be required, but the applicant should piers /pilasters that flank the front bays. These stars are the medallions. note that red acrylic #2283, and its considered signage and count toward the total allowable sign equivalents, are not approvable shades of area for the building. The top of a pier or pilaster isn't a red. traditional location for signage; it is recommended that the stars be eliminated from those locations. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The window, canopy and pier changes 2. EC frontage trees 3. Shrubs along the side elevations of the building 4. The stars in the EIFS next to the Bojangles signs Staff recommends approval with the following conditions: 1. Provide the following note on the architectural drawings: Window glass shall conform to these specs: Visible light transmittance (VLT) shall not drop below 40% and visible light reflectance (VLR) shall not exceed 30 %. 2. Provide a dumpster screen detail in the site plan. Coordinate all dumpster screen information regarding material. 3. Confirm that only one menu board is proposed and no other drive -thru related items are proposed, or show all drive -thru related items on the plan. 4. Add the standard mechanical equipment note to the site and architectural plans: Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated. 5. Include the wall lights on the lighting plan and revise the photometrics to include the illumination from the wall lights. 6. Include a note on the lighting plan indicating that the color of the new pole and fixture will be bronze. 7. Note that the 20' maximum light pole height includes the height of any bases used. 8. Add the standard lighting note to the plan: "Each outdoor luminaire 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." 9. Provide a sufficient quantity of large trees, 31/2" caliper minimum at planting, 35' on center, along the EC frontage of the site. 10. Revise the landscape schedule to note the 10 Blue Princess holly that are drawn on the plan. 11. Revise the plan to include a conservation checklist and tree protection fencing. 12. Sign permits will be required for all wall signs. Note that red acrylic #2283, and its equivalents, are not approvable shades of red. 10 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date Cl Cover Sheet 8/4/2014 C2 Existing Conditions & Demo Plan 8/4/2014 C3 Final Site Plan Overview 8/4/2014 C4 Final Site, Utility & Grading Plan 8/4/2014 C5 Utility Profiles & Site Details 8/4/2014 C6 Landscape Plan 8/4/2014 C7 Lighting Plan 8/4/2014 C8 Landscape & Lighting Details 8/4/2014 - Front Elevation and Rear Elevation July 18, 2014 - Drive -thru Elevation and Side Elevation July 18, 2014 - Materials sample board: Metal roof. Pac Clad, copper penny; Aluminum storefront, Kawneer, clear anodized; Brick: Triangle Brick Co., Old South Handform; EIFS: Sto Corp., NA12 -0023, Sto Powerwall 80296 fine finish (submitted with the preliminary application) - ATTACHMENT A ° 'L c� r COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 Fax (434) 972 -4126 April 11, 2014 Justin Shimp - Shimp Engineering 201 E. Main St., Ste. M Charlottesville, VA. 22902 RE: ARB201400025 - Boiangles' Restaurant at Pantops - Preliminary TAX MAP PARCEL: 078000000073A2 Dear Mr. Shimp: At its meeting on Monday, April 7, 2014, the Albemarle County Architectural Review Board took the following actions: Regarding the Request for the Special Use Permit: The Board by a vote of 5:0, forwarded the following recommendation to the Planning Commission: The ARB has no objection to the request for the Special Use Permit (SP) based on the design of the drive -thru window and lane as illustrated in the February 17 and February 20, 2014 architectural elevations and the February 20, 2014 conceptual site layout. The ARB also expresses support for the waiver request for the travelway width, maintaining a 10.5' width. Regarding the preliminary design: The ARB offers the following comments on the preliminary design: 1. Consider revising the proportions of the glass block windows to coordinate with the architectural proportions and detail and /or material of the overall building. 2. Provide glass specs on the architectural drawings indicating that visible light transmittance (VLT) shall not drop below 40% and visible light reflectance (VLR) shall not exceed 30 %. 12 3. Provide a dumpster screen detail on the plan. Screening materials should be coordinated with building materials. 4. Revise the plan to show the locations of all drive -thru related items. Provide screening to ensure an appropriate appearance from the EC. 5. Add the standard mechanical equipment note to both the site and architectural plans: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 6. Provide complete information on lighting for review. 7. Provide a sufficient quantity of EC frontage trees to meet the 35' on center requirement. 8. Be sure the plans clearly show existing plants to remain and to be removed. 9. Provide a plant schedule for review. 10. Consider continuing the shrub planting along the two back bays of both side elevations. 11. Provide the standard planting note on the plan: "All site plantings of trees and shrubs shall be allowed to reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant." 12. Provide a complete landscape plan for review. 13. Sign permits will be required for all wall signs. Note that red acrylic #2283, and its equivalents, are not approvable shades of red. 14. Eliminate the stars from the piers and pilasters. Maintain the medallions. 15. Consider revising the facades to provide a more human scale and integrated architectural appearance that breaks down the scale of the canopies, pilasters, fagade and cornice. This could be done by providing additional detail or articulation in the stucco facades, and providing more detail in the brick. 16. Reinforce the design of the entrance to the building. This could be done by breaking up the composition of the canopy. You may submit your application for continued ARB review at your earliest convenience. Application forms, checklists and schedules are available on -line at www.albemarle.org /ARB. Revised drawings addressing the comments listed above are required. Include updated ARB revision dates on each drawing. Please provide a memo including detailed responses indicating how each comment has been addressed. If changes other than those requested have been made, identify those changes in the memo also. Highlighting the changes in the drawing with "clouding" or by other means will facilitate review and approval. If you have any questions concerning any of the above, please feel free to call me. Sincerely, Margaret Maliszewski Principal Planner Cc: Rivanna Ridge Charlottesville LLC 1385 Hancock St. Quincy, MA. 02169 13