HomeMy WebLinkAboutARB202300017 Staff Report 2023-03-14ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2023-17: Cville Rio Road Apartments Final Site Plan
Review Type
First Review of the Final Site Plan and Preliminary Review of Architecture
Parcel Identification
04500-00-00-026A2,04500-00-00-026132,04500-00-00-026133,04500-00-00-026134,04500-00-00-026135
Location
On the south side of Rio Road West, approximately 530' west of the intersection of Woodburn Road and Rio Road West.
Zoned
Planned Residential Development (PRD)/Entrance Corridor (EC)/Airport Impact Area (AIA)
Owner/Applicant
Charlottesville Rio Road Apartments LLC (04500-00-00-026A2, 04500-00-00-026B4, 04500-00-00-026135), Rio Road LLC (04500-00-00-026133), Rahim, Abdul W; Habib
Rahim & Shad Rahim (04500-00-00-026132) / Collins Engineering (Scott Collins)
Magisterial District
Rio
Proposal
To develop five parcels totaling 8.23 acres with 250 multi -family residential apartment units in seven buildings and associated site improvements.
Context and
Visibility
The subject properties contain four ca. 1950 residences and associated outbuildings and a travelway that connects TMP 45-26 to Rio Road West with wooded areas at the rear of
the residences and along both sides of the travelway. The surrounding area contains mostly single-family housing and a few commercial buildings. Charlottesville Health and
Rehabilitation Center is located behind the subject properties to the southeast; four single-family residences and wooded areas are located north across Rio Road West [Figure 1].
Visibility from Rio Road West will be clear.
ARB Meeting Date
March 20, 2023
Staff Contact
Khris Taggart
PROJECT HISTORY:
The ARB recommended approval of the initial site plan (ARB-2022-88) on November 21, 2022. ARB comments made during the initial review are included in the Analysis section of this report.
A
Fig 1: County GIS map with subject parcels highlighted.
2
ANALYSIS
REF
GUIDELINES
ISSUES 11/21/22
RECOMMENDATIONS
ISSUES 3/20/23
RECOMMENDATIONS
11/21/22
3/20/23
GENERAL GUIDELINES
Pn ose, Compabbdity with si ni cant historic sites,
1
The goal of the regulation of the design of development
The site plan shows a total of 8 buildings (7
Provide architectural
Architectural drawings and
See the recommendations
within the designated Entrance Corridors is to ensure
apartment buildings and a clubhouse). The
drawings with the next
perspectives of the building within
listed below on the
that new development within the corridors reflects the
maximum heights for the buildings along
submittal. Elevations visible
this development have been
architectural and
traditional architecture of the area. Therefore, it is the
Rio Road (Buildings 1-4) are restricted to
from Rio Road West must
provided. The overall design of
landscape designs.
purpose of ARB review and of these Guidelines, that
three stories (35'). The heights for Buildings
be fully designed with
these buildings is contemporary in
proposed development within the designated Entrance
4 and 5 are three to four stories and Building
forms, features, and
style but uses roof forms and
Corridors reflect elements of design characteristic of
6 and 7 are four to five stories. Buildings 1-4
treatments that establish
building materials that are
the significant historical landmarks, buildings, and
and portions of the upper two stories of
human scale and a tie to the
reflective of those used historically
structures of the Charlottesville and Albemarle area,
Buildings 5-7 will be readily visible from the
historic architecture of the
within the County. The use of
and to promote orderly and attractive development
EC. Views of the clubhouse and the lower
area.
these forms and materials provides
within these corridors. Applicants should note that
stories of Buildings 5-7 will be available
a minimal connection to both the
replication of historic structures is neither required nor
through the two entrances into the site along
Provide perspectives, with
local historic architecture and the
desired.
Rio Road West. Providing perspectives, with
and without landscaping, from both
and without landscaping,
from both directions on Rio
surrounding context.
2
Visitors to the significant historical sites in the
Charlottesville and Albemarle area experience these
directions on Rio Road West would help to
Road West to clarify the
sites as ensembles of buildings, land, and vegetation. In
clarify the level of visual impact the
visibility of all proposed
order to accomplish the integration of buildings, land,
development will have on the EC.
buildings.
and vegetation characteristic of these sites, the
Guidelines require attention to four primary factors:
At 3 to 5 stories tall and up to over 200'
compatibility with significant historic sites in the area;
long, the building will appear large.
the character of the Entrance Corridor; site
Architectural designs were not provided with
development and layout; and landscaping.
the initial plan, but the building footprints
show regularly spaced recesses along most
3
New structures and substantial additions to existing
structures should respect the traditions of the
of the elevations, including the street -facing
architecture of historically significant buildings in the
elevations of Buildings 1-3 (which are
Charlottesville and Albemarle area. Photographs of
adjacent to the EC). These recesses are
historic buildings in the area, as well as drawings of
expected to provide some relief to the length
architectural features, which provide important
and mass of these buildings as viewed from
examples of this tradition are contained in Appendix A.
the EC, but the architectural designs will also
need to include additional forms, features,
4
The examples contained in Appendix A should be used
as a guide for building design: the standard of
and treatments to establish human scale and
compatibility with the area's historic structures is not
a tie to the historic architecture of the area.
intended to impose a rigid design solution for new
Landscaping will be integral to the creation
development. Replication of the design of the important
REF
GUIDELINES
ISSUES 11/21/22
RECOMMENDATIONS
ISSUES 3/20/23
RECOMMENDATIONS
11/21/22
3/20/23
historic sites in the area is neither intended nor desired.
of an orderly, attractive, and cohesive
The Guideline's standard of compatibility can be met
development.
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 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.
Compatibility with the character of the Entrance
Corridor
Structure Design
9
Building forms and features, including roofs, windows,
The site plan shows a total of 8 buildings (7
Provide architectural
The EC -facing elevation of
Relocate or revise the
doors, materials, colors and textures should be
apartment buildings and a clubhouse). The
drawings with the next
Building 1 features front gabled
design of the
compatible with the forms and features of the
maximum heights for the buildings along
submittal. Elevations visible
and smaller shed roof forms that
equipmentlutility
significant historic buildings in the area, exemplified by
Rio Road (Buildings 1-4) are restricted to
from Rio Road West must
project out from the side gable
structures found on the
(but not limited to) the buildings described in Appendix
three stories (35'). The heights for Buildings
be fully designed with
main roof form. The EC -facing
east and west elevations of
A [of the design guidelines]. The standard of
4 and 5 are three to four stories and Building
forms, features, and
elevations of Building 2 and 3
Building 1 and the west
compatibility can be met through scale, materials, and
6 and 7 are four to five stories. Buildings 1-4
treatments that establish
both use a central gabled roof bay
elevations of Building 2
forms which may be embodied in architecture which is
and portions of the upper two stories of
human scale and a tie to the
with smaller gabled roof bays
and 3 so that they are less
contemporary as well as traditional. The replication of
Buildings 5-7 will be readily visible from the
historic architecture of the
flanking. The applicant proposes a
utilitarian in appearance
important historic sites in Albemarle County is not the
EC. Views of the clubhouse and the lower
area.
variety of Hardie siding in muted
and a more integral part of
objective of these guidelines.
stories of Buildings 5-7 will be available
through the two entrances into the site along
Provide perspectives, with
grays for most of the walls of the
buildings. Arctic white is also used
the building design.
10
Buildings should relate to their site and the surrounding
context of buildings.
Rio Road West. Providing perspectives, with
and without landscaping, from both
and without landscaping,
from both directions on Rio
for some of the siding, but it is
largely limited to an accent color.
Revise the design of the
north elevation of
12
Architecture proposed within the Entrance Corridor
should use forms, shapes, scale, and materials to create
directions on Rio Road West would help to
Road West to clarify the
The front gable bays are shown
Building 4 to remove the
a cohesive whole.
with board and batten siding; the
bay of false windows.
REF
GUIDELINES
ISSUES 11/21/22
RECOMMENDATIONS
11/21/22
ISSUES 3/20/23
RECOMMENDATIONS
3/20/23
13
Any appearance of "blankness" resulting from building
clarify the level of visual impact the
visibility of all proposed
walls between the gabled bays are
design should be relieved using design detail or
development will have on the EC.
buildings.
shown with a mixture of horizontal
vegetation, or both.
and board and batten siding and
At 3 to 5 stories tall and up to over 200'
panels. When viewed from the EC,
long, the building will appear large.
the changes in roof forms,
Architectural designs were not provided with
materials, and colors help to break
the initial plan, but the building footprints
down the mass of the buildings.
show regularly spaced recesses along most
of the elevations, including the street -facing
The wide gable end on the east and
elevations of Buildings 1-3 (which are
west elevations of Buildings 1-3 is
adjacent to the EC). These recesses are
mitigated by a series of smaller
expected to provide some relief to the length
gabled bays below. The roof forms
and mass of these buildings as viewed from
help to break up and add visual
the EC, but the architectural designs will also
interest to the elevations.
need to include additional forms, features,
However, the structures proposed
and treatments to establish human scale and
to house equipment/utilities on the
a tie to the historic architecture of the area.
first floor of the east and west
Landscaping will be integral to the creation
elevations of Building 1, the west
of an orderly, attractive, and cohesive
elevations of Building 2 and 3, and
development.
the north elevation of Building 6
have the appearance of a utilitarian
shed. Relocating them to eliminate
visibility or redesigning them to
eliminate the utilitarian character
and better integrate them into the
overall design of these elevations
would be appropriate.
The east and west elevations of
Building 4 use roof forms (front
gable and shed) and changes in
building material and color to
break up the length and mass of
the building. The north elevation,
which faces the EC, uses the same
methods to add visual interest and
scale. However, fiber cement
panels are proposed to simulate
REF
GUIDELINES
ISSUES 11/21/22
RECOMMENDATIONS
ISSUES 3/20/23
RECOMMENDATIONS
11/21/22
3/20/23
one bay of windows. Although this
helps maintain rhythm and reduce
blankness, the false windows are
expected to have an awkward
appearance and are not considered
an appropriate treatment for an
EC -facing elevation.
11
The overall design of buildings should have human
Most of the buildings do not have
None.
scale. Scale should be integral to the building and site
detailing that distinguishes the
design.
base of the building from the
upper levels, but the
porches/balconies, windows, and
changes in materials between the
window bays help to provide a
sense of human scale.
14
Arcades, colonnades, or other architectural connecting
The site layout is not conducive to
None.
devices should be used to unify groups of buildings
connecting devices.
within a development.
15
Trademark buildings and related features should be
The buildings do not have the
None.
modified to meet the requirements of the Guidelines.
appearance of a trademark design.
16
Window glass in the Entrance Corridors should not be
No specifications on the proposed
Revise the architectural
highly tinted or highly reflective. Window glass in the
window glass have been provided
drawings to provide specs
Entrance Corridors should meet the following criteria:
with this submittal.
on proposed window glass
Visible light transmittance (VLT) shall not drop below
that meet the design
40916. Visible light reflectance (VLR) shall not exceed
criteria.
30916. Specifications on the proposed window glass
should be submitted with the application for final
review.
17
Accessory structures and equipment should be
The refuse area is proposed to be located in
Revise the site plan to show
The site plan has been revised to
Provide a perspective
integrated into the overall plan of development and
the southwest comer of the parking area
the locations of the ground-
note the locations of the ground-
from the EC that shows
shall, to the extent possible, be compatible with the
between Building 6 and the clubhouse. The
mounted equipment.
mounted equipment. The ground-
the east elevation of
building designs used on the site.
site plan notes that the enclosure will be an
unspecified brick. In this location, the
Provide architectural
mounted equipment is located on
the east side of the clubhouse
Building 4.
18
The following should be located to eliminate visibility
from the Entrance Corridor street. If, after appropriate
dumpster and dumpster enclosure are not
drawings that show the
behind Building 2 and will also be
Provide a detail of the
siting, these features will still have a negative visual
expected to be visible from the EC.
locations for the roof-
screened with fencing.
roof well screens in the
impact on the Entrance Corridor street, screening should
mounted mechanical
plans.
be provided to eliminate visibility. a. Loading areas, b.
The site plan notes that the mechanical
equipment for Building 3.
Architectural drawings have been
Service areas, c. Refuse areas, d. Storage areas, e.
equipment will be screened from the EC.
Show how the equipment
provided. The drawings show that
REF
GUIDELINES
ISSUES 11/21/22
RECOMMENDATIONS
ISSUES 3/20/23
RECOMMENDATIONS
11/21/22
3/20/23
Mechanical equipment, f. Above -ground utilities, and g.
The site plan also notes that the mechanical
will be screened from the
the roof -mounted mechanical
See the recommendation
Chain link fence, barbed wire, razor wire, and similar
equipment for Building 3 will be located on
view of the EC.
equipment will be located in
listed in Guideline 9
security fencing devices.
the roof, however, the locations of the
mechanical equipment for the remaining
screened roof wells. The roof
wells are expected to eliminate the
regarding the
equipmentlutility
19
Screening devices should be compatible with the design
of the buildings and surrounding natural vegetation and
buildings have not been noted on the site
visibility of the equipment. The
structures.
may consist of. a. Walls, b. Plantings, and c. Fencing.
plan.
screens are to be made of the same
Hardie siding use in the rest of the
building design; however, it is
unclear how they are attached to
the building and how visible they
will be from the EC.
The clubhouse, which will be
visible from the intersection of Rio
Road West and Lariat Street, uses
forms and materials found in the
apartment building designs to
achieve compatibility.
The architectural drawings show
structures that are proposed to
house equipmentlutilities on the
first floor of the east and west
elevations of Building 1 and the
west elevations of Building 2 and
3. While the structures eliminate
the visibility of the
equipmentlutilities from the EC,
their design has the appearance of
a utilitarian shed. Revisions to
eliminate the utilitarian character
or relocating the structures so that
they are not visible from the EC
would be appropriate.
21
The following note should be added to the site plan and
The note is on the site plan; architectural
Include the standard
The standard mechanical
Revised the architectural
the architectural plan: "Visibility of all mechanical
drawings have not been provided with this
mechanical equipment note
equipment note has not been
drawings to include the
equipment from the Entrance Corridor shall be
submittal.
on the architectural
included in the architectural
standard mechanical
eliminated."
drawings.
drawings.
equipment note.
REF
GUIDELINES
ISSUES 11/21/22
RECOMMENDATIONS
ISSUES 3/20/23
RECOMMENDATIONS
11/21/22
3/20/23
Lighting
22
Light should be contained on the site and not spill over
A lighting plan has not been provided with
Provide a complete lighting
A lighting plan has been provided
None.
onto adjacent properties or streets;
the initial plan.
plan with the next submittal.
with this submittal. Spillover does
not exceed ordinance
requirements.
23
Light should be shielded, recessed or flush -mounted to
The pole -mounted fixtures are full
Revise the lighting plan to
eliminate glare. All fixtures with lamps emitting 3000
cutoff; however, no information
provide complete
lumens or more must be full cutoff fixtures.
has been provided on the building-
information on building -
mounted fixtures.
mounted lighting,
including cut sheets,
schedule information,
fixture colors, lamp color
temperature, etc. Lighting
must emit less than 3000
lumens or be full cutoff.
Building -mounted lighting
with a color temperature
approximating warm
white (2000K and 3000K)
would be appro riate.
24
Light levels exceeding 30 footcandles are not
The lighting levels (3.0 fc) are
Revise the lighting plan
appropriate for display lots in the Entrance Corridors.
below the Guideline's maximum.
using a light loss factor of
Lower light levels will apply to most other uses in the
However, the light loss factor
1.0 and note the change in
Entrance Corridors.
(LLF) shown on the plans is less
the schedule.
than 1.
25
Light should have the appearance of white light with a
The pole -mounted fixtures shown
Revise the pole -mounted
warn soft glow; however, a consistent appearance
on the plan specify color
fixtures to show a color
throughout a site or development is required.
temperatures approximating a
temperature
Consequently, if existing lamps that emit non -white
bright white (4000K/5000K).
approximating warm
light are to remain, new lamps may be required to
Additionally, the color
white (2000K — 3000K).
match them.
temperature of the building -
mounted lighting has not been
provided. Revising the lighting
plan to show all proposed lighting
with a color temperature
approximating warn white
(2000K — 3000K) would be
appropriate.
REF
GUIDELINES
ISSUES 11/21/22
RECOMMENDATIONS
ISSUES 3/20/23
RECOMMENDATIONS
11/21/22
3/20/23
26
Dark brown, dark bronze, or black are appropriate
The color of the finish of the pole
Revise the lighting plan to
colors for free-standing pole -mounted light fixtures in
and building -mounted fixtures has
note the fixture color for
the Entrance Corridors.
not been indicated on the lighting
plan.
the pole- and building-
mounted lighting.
27
The height and scale of freestanding, pole -mounted
light fixtures should be compatible with the height and
scale of the buildings and the sites they are
The height of the pole -mounted
Revise the lighting plan to
illuminating, and with the use of the site. Typically, the
fixtures shown in the plan is noted
note that the height of the
height of freestanding pole -mounted light fixtures in the
at 18'; however, no information
pole -mounted fixtures
Entrance Corridors should not exceed 20 feet, including
has been provided to determine if
including the base will not
the base. Fixtures that exceed 20 feet in height will
this height includes the base.
exceed 20'.
typically require additional screening to achieve an
appropriate appearance from the Entrance Corridor.
28
In determining the appropriateness of lighting fixtures
for the Entrance Corridors, the individual context of the
site will be taken into consideration on a case by case
basis.
29
The following note should be included on the lighting
The standard lighting note has not
Revise the lighting plan to
plan: "Each outdoor luminaire equipped with a lamp
been included in the plans.
include the standard
that emits 3,000 or more initial lumens shall be a frill
lighting note.
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 for the Use of Decorative Landscape
A lighting plan has not been provided with
Provide a complete lighting
No decorative landscape lighting
None.
Lighting
the initial plan.
plan with the next submittal.
is proposed.
Landscaping
7
The requirements of the Guidelines regarding
A landscape plan has not been provided with
Revise the site plan to
A landscape plan has been
Revise the landscape plan
landscaping are intended to reflect the landscaping
the initial plan. The site plan shows variable-
include a complete
provided with this submittal. The
to show 3%" caliper large
characteristic of many of the area's significant historic
width landscape buffers (14'-20' along
landscape plan that includes
plan shows what appear to be large
shade trees along the EC.
sites which is characterized by large shade trees and
Building 1 and 10'-12' along Buildings 2, 3,
the standard plant health
shade trees with ornamental trees
lawns. Landscaping should promote visual order within
and 4) along Rio Road. Tree species, size,
note.
and shrubs interspersed. The
Revise the landscape plan
the Entrance Corridor and help to integrate buildings
quantity, and spacing can be assessed when a
number of trees shown exceeds the
to key the drawing to the
into the existing environment of the corridor.
complete landscape plan is submitted.
Guidelines requirement but there
are a few locations where the
schedule.
8
Continuity within the Entrance Corridor should be
obtained by planting different types of plant materials
spacing exceeds 35' on center.
that share similar characteristics. Such common
Additionally, the caliper size
REF
GUIDELINES
ISSUES 11/21/22
RECOMMENDATIONS
ISSUES 3/20/23
RECOMMENDATIONS
11/21/22
3/20/23
elements allow for more flexibility in the design of
(2%") at time of planting does not
structures because common landscape features will help
meet EC frontage requirements
to harmonize the appearance of development as seen
(3%") and the species have not
from the street upon which the Corridor is centered.
been keyed on the site plan.
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.
37
Plant species:
The plants are found on the
None.
a. Plant species required should be as approved by the
various lists.
Staff based upon but not limited to the Generic
Landscape Plan Recommended Species List and Native
Plants or Virg7ma Landscapes (Appendix D .
38
Plant health:
The standard plant health note is
None.
The following note should be added to the landscape
included on the landscape plan.
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 theplant."
H
REF
GUIDELINES
ISSUES 11/21/22
RECOMMENDATIONS
ISSUES 3/20/23
RECOMMENDATIONS
11/21/22
3/20/23
33
Landscaping along interior roads:
Planting strips are shown along the interior
Revise the site layout to
Revisions to the site layout have
See the recommendation
a. Large trees should be planted parallel to all interior
road (Heritage Hall Road) that runs through
allow for trees, 40' on center
been made to allow for trees, that
listed in landscaping
roads. Such trees should beat least 2% inches caliper
the site connecting to TMP 45-26. However,
and 2'/z" caliper at time of
meet the spacing requirements,
Guidelines 7, 8, and 32.
(measured six inches above the ground) and should be
the western planting strip has been located
planting, along both sides of
along both sides of Heritage Hall
of a plant species common to the area. Such trees
over an existing gas line, and a stone pipe is
Heritage Hall Road.
Road. However, the species have
should be located at least every 40 feet on center.
proposed under the planting strip east of
Building 3. This layout does not allow for
not been keyed on the site plan.
34
Landscaping along interior pedestrian ways:
Due to the proposed layout across
Revise the landscape plan
a. Medium trees should be planted parallel to all interior
this guideline to be met. Trees that meet the
most of the site, interior parking
to provide trees along the
pedestrian ways. Such trees should be at least 2%:
size and spacing for interior roads will be
area trees double as pedestrian
sidewalks within the site
inches caliper (measured six inches above the ground)
required.
way trees. However, along the
that have more consistent
and should be of a species common to the area. Such
sidewalk east of the clubhouse and
spacing.
trees should be located at least every 25 feet on center.
along the sidewalks near many of
the apartment buildings no trees
have been provided.
35
Landscaping of parking areas:
The proposed surface parking areas include
Revise the site layout to
The landscape plan appears to
Revise the landscape plan
a. Large trees should align the perimeter of parking
376 spaces which will require 38 interior
allow for 38 interior parking
show shrubs, not the required large
to provide large shade
areas, located 40 feet on center. Trees should be planted
parking lot trees. The grading, drainage, and
lot trees. Provide the trees,
trees, along the perimeter of the
trees, 40' on center and
in the interior of parking areas at the rate of one tree for
utility plans show a few locations where
2%" caliper at time of
parking areas and site.
2%" caliper at time of
every 10 parking spaces provided and should be evenly
utilities are proposed under or near planting
planting, evenly distributed
planting, along the
distributed throughout the interior of the parking area.
islands, so the current layout may not
throughout the parking
The landscape plan shows 38
perimeter of the site.
b. Trees required by the preceding paragraph should
accommodate the required interior trees.
areas.
interior trees, but they are not
measure 2% inches caliper (measured six inches above
evenly distributed throughout the
Revise the landscape plan
the ground); should be evenly spaced; and should be of
paved parking areas, and many are
to more evenly distribute
a species common to the area. Such trees should be
likely spaced too close together for
the interior parking trees
planted in planters or medians sufficiently large to
healthy tree growth. Revising the
throughout the site.
maintain the health of the tree and shall be protected by
landscape plan to relocate trees in
curbing.
the available areas between the
Revise the landscape plan
c. Shrubs should be provided as necessary to minimize
apartment buildings and sidewalks
to eliminate conflicts
the parking area's impact on Entrance Corridor streets.
would provide for a more even
between street trees and
Shrubs should measure 24 inches in height.
distribution.
utilities/easements.
The landscape plan still shows a
few locations where utilities are
under or near planting islands that
have trees. Revisions to the
locations of the utilities or planting
will be needed.
REF
GUIDELINES
ISSUES 11/21/22
RECOMMENDATIONS
ISSUES 3/20/23
RECOMMENDATIONS
11/21/22
3/20/23
36
Landscaping of buildings and other structures:
No architectural drawings have been
Note that if landscaping is
The views of the east side of
None.
a. Trees or other vegetation should be planted along the
provided with the initial plan, so the extent
required to soften the
Building 4, the west side of
front of long buildings as necessary to soften the
of landscaping required for "softening"
appearance of the buildings,
Building 6, and the north side of
appearance of exterior walls. The spacing, size, and
cannot be determined at this time. However,
the site layout will need to
Building 7 are expected to be
type of such trees or vegetation should be determined
the plan does show that planting areas along
be revised to provide
sufficiently filtered by the
by the length, height, and blankness of such walls.
the east side of Building 4, the west side of
sufficient planting area.
buildings and landscaping adjacent
b. Shrubs should be used to integrate the site, buildings,
Building 6, and the north side of Building 7
to the EC.
and other structures; dumpsters, accessory buildings
are not wide enough to accommodate
and structures; "drive-thru" windows; service areas; and
planting that will provide sufficient softening
signs. Shrubs should measure at least 24 inches in
of the building elevations, if required.
height.
Site development and layout
6
Site development should be sensitive to the existing
Portions of the five parcels that make up the
See the recommendations
Portions of the five parcels that
See the recommendations
natural landscape and should contribute to the creation
site have been previously developed, with
listed with the architectural
make up the site have been
listed with the
of an organized development plan. This may be
four of the parcels containing ca. 1950s
guidelines.
previously developed, with four of
architectural guidelines.
accomplished, to the extent practical, by preserving the
single-family detached houses and the
the parcels containing ca. 1950s
trees and rolling terrain typical of the area; planting
remaining parcel containing a travelway that
single-family detached houses and
new trees along streets and pedestrian ways and
connects to TMP 45-26 located to the
the remaining parcel containing a
choosing species that reflect native forest elements;
southeast. South of the houses and east and
travelway that connects to TMP
insuring that any grading will blend into the
west of the travelway are wooded areas. A
45-26 located to the southeast.
surrounding topography thereby creating a continuous
portion of a stream also runs east to west
South of the houses and east and
landscape; preserving, to the extent practical, existing
behind the houses on parcels 45-26B2 — 45-
west of the travelway are wooded
significant river and stream valleys which may be
26134. The stream, houses, and wooded areas
areas. A portion of a stream also
located on the site and integrating these features into
will be removed to accommodate the
runs east to west behind the houses
the design of surrounding development; and limiting
proposed development.
on parcels 45-26132 — 45-26134.
the building mass and height to a scale that does not
The stream, houses, and wooded
overpower the natural settings of the site, or the
The buildings along Rio Road West are
areas will be removed to
Entrance Corridor.
oriented mostly parallel to the EC with the
associated parking areas relegated to the
accommodate the proposed
development.
39
The relationship of buildings and other structures to the
Entrance Corridor street and to other development
sides and rear of the frontage buildings. The
within the corridor should be as follows:
plan shows no connections between the EC
The buildings along Rio Road
a. An organized pattern of roads, service lanes, bike
elevations of the frontage buildings and the
West are oriented mostly parallel
paths, and pedestrian walks should guide the layout of
sidewalk along the street, suggesting that the
to the EC with the associated
the site.
EC elevations are not entrance elevations.
parking areas relegated to the sides
b. In general, buildings fronting the Entrance Corridor
The EC elevations, and all other elevations
and rear of the frontage buildings.
street should be parallel to the street. Building
visible from the EC, will need to incorporate
With the exception of the
groupings should be arranged to parallel the Entrance
forms, details, hierarchy, and distribution of
storage/utility areas and the false
Corridor street.
window detailing on the sides of
12
REF
GUIDELINES
ISSUES 11/21/22
RECOMMENDATIONS
ISSUES 3/20/23
RECOMMENDATIONS
11/21/22
3/20/23
c. Provisions should be made for connections to
materials to result in the appearance of fully
the buildings that front the EC, the
adjacent pedestrian and vehicular circulation systems.
designed elevations.
designs visible from the EC use
d. Open spaces should be tied into surrounding areas to
forms, details, hierarchy, and
provide continuity within the Entrance Corridor.
The site will have two access points along
distribution of materials to create
e. If significant natural features exist on the site
Rio Road West, Lariat Street between
the appearance of fully designed
(including creek valleys, steep slopes, significant trees
Buildings 1 and 2, and Heritage Hall Road
elevations. Revisions to the
or rock outcroppings), to the extent practical, then such
between Buildings 3 and 4. The layout of the
previously mentioned
natural features should be reflected in the site layout. If
site is generally organized with roads and
storage/utility structures and false
the provisions of Section 32.5.2.n of the Albemarle
paths providing connections from the site to
window detailing will be needed to
County Zoning Ordinance apply, then improvements
Rio Road West and TMP 45-26. No views
fully integrate them into the
required by that section should be located so as to
are expected to be impacted by the proposed
overall building design.
maximize the use of existing features in screening such
development.
improvements from Entrance Corridor streets.
The site will have two access
f. The placement of structures on the site should respect
points along Rio Road West,
existing views and vistas on and around the site.
Lariat Street between Buildings 1
and 2, and Heritage Hall Road
between Buildings 3 and 4. The
layout of the site is generally
organized with roads and paths
providing connections from the
site to Rio Road West and TMP
45-26. No views are expected to
be impacted by the proposed
development.
Site Grading
40
Site grading should maintain the basic relationship of the
A significant amount of grading is proposed
Indicate retaining wall
The materials and color for most
Revise the site plan to
site to surrounding conditions by limiting the use of
across the site to accommodate the buildings,
material(s) and color(s) on
of the retaining walls have been
confirm the material and
retaining walls and by shaping the terrain through the use
travelways, and parking areas for the
the plan. A physical sample
noted on the plan as Anchor
color for the retaining wall
of smooth, rounded landforms that blend with the existing
development. Retaining walls are shown
may be necessary for
Diamond Pro in the color `James
north of Building 4.
terrain. Steep -cut or fill sections are generally
along Building 3, the parking area east of
review.
River'. This color has been
unacceptable. Proposed contours on the grading plan shall
Building 4, south of Building 6, and
approved for other sites within the
Revise the site plan show
be rounded with a ten -foot minimum radius where they
southwest of Building 7. The walls towards
Revise the site layout to
ECs.
all retaining walls
meet the adjacent condition. Final grading should achieve
the rear of the site will not be visible from
allow for trees, 40' on center
consistently throughout
a natural, rather than engineered, appearance. Retaining
the EC. The walls near Building 3 and the
and 2%" caliper at time of
The plan notes two retaining walls
the plans.
walls 6 feet in height and taller, when necessary, shall be
parking area east of Building 4 face into the
planting, along both sides of
along the EC - a 2' wall north of
terraced and planted to blend with the landscape.
site, which will limit the visibility of the
Heritage Hall Road.
Building 2 (which is not expected
walls from the EC. However, the location of
to be visible from the street) and
the wall and the utilities that run along the
an approximately 7'-tall wall near
13
REF
GUIDELINES
ISSUES 11/21/22
RECOMMENDATIONS
ISSUES 3/20/23
RECOMMENDATIONS
11/21/22
3/20/23
east side of the sidewalk near Building 3
the north end of Building 4. The
leave insufficient planting area for the
plans note that the 7' wall will be
required street trees along Heritage Hall
stone, but the color of the stone
Road. The plan notes tan as the block color
was not provided. `James River'
for the retaining walls but a specific product
would provide a consistent
has not been identified and a sample has not
appearance.
been provided.
A third retaining wall is shown on
the perspectives east of Building 3
but it is not shown on the site plan.
41
No grading, trenching, or tunneling should occur within
There are no trees that are designated for
None.
There are no trees that are
None.
the drip line of any trees or other existing features
preservation within the site.
designated for preservation within
designated for preservation in the final Certificate of
the site.
Appropriateness. Adequate tree protection fencing
should be shown on, and coordinated throughout, the
grading, landscaping and erosion and sediment control
Tans.
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
lace 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
Surface runoff structures and detention ponds should be
There are no above -ground stormwater
None.
There are no above -ground
None.
designed to fit into the natural topography to avoid the
facilities shown on the site plan.
stormwater facilities shown on the
need for screening. When visible from the Entrance
site plan.
Corridor street, these features must be frilly 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.
14
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The appearance of Buildings 1-4: materials and colors.
2. The detailing of the north end of Building 4.
3. The detailing of the side elevations of Buildings 1, 2, and 6.
4. The appearance of the roof hvac screens from the EC.
5. Planting area for the interior roads and parking areas.
6. The appearance of the retaining walls from the EC.
Staff recommends approval of the final site plan with the following revisions:
1. Relocate or revise the design of the equipment/utility structures found on the east and west elevations of Building 1 and the west elevations of Building 2 and 3 so that they are less utilitarian in appearance
and a more integral part of the building design.
2. Revise the design of the north elevation of Building 4 to remove the bay of false windows.
3. Revise the architectural drawings to provide specs on proposed window glass that meet the design criteria.
4. Provide a perspective from the EC that shows the east elevation of Building 4.
5. Provide a detail of the roof well screens in the plans.
6. Revised the architectural drawings to include the standard mechanical equipment note: Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated.
7. 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 lumens or be frill cutoff. Building -mounted lighting with a color temperature approximating warn white (2000K and 3000K) would be appropriate.
8. Revise the lighting plan using a light loss factor of 1.0 and note the change in the schedule.
9. Revise the pole -mounted fixtures to show a color temperature approximating warn white (2000K - 3000K).
10. Revise the lighting plan to note the fixture color for the pole- and building -mounted lighting.
11. Revise the lighting plan to note that the height of the pole -mounted fixtures including the base will not exceed 20'.
12. Revise the lighting plan to include the standard lighting note: 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.
13. Revise the landscape plan to show 3%" caliper large shade trees along the EC.
14. Revise the landscape plan to key the drawing to the schedule.
15. Revise the landscape plan to provide trees along the sidewalks within the site that have more consistent spacing.
16. Revise the landscape plan to provide large shade trees, 40' on center and 2%" caliper at time of planting, along the perimeter of the site.
17. Revise the landscape plan to more evenly distribute the interior parking trees throughout the site.
18. Revise the landscape plan to eliminate conflicts between street trees and utilities/easements.
19. Revise the site plan to confirm the material and color for the retaining wall north of Building 4.
20. Revise the site plan show all retaining walls consistently throughout the plans.
15
ATTACHMENTS
• Attach. 1:
ARB2023-17:
Cville Rio Road Final Site Plan
• Attach. 2:
ARB2023-17:
Cville Rio Road Architectural Drawings (Apartment Buildings]
• Attach. 3:
ARB2023-17:
Cville Rio Road Architectural Drawings (Clubhouse and Mail Kiosk)
• Attach. 4:
ARB2023-17:
Cville Rio Road Digital Material Board
• Attach. 5:
ARB2023-17:
Cville Rio Road Perspectives
16