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HomeMy WebLinkAboutARB201900038 Staff Report 2019-04-30ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2019-38: 6181 Rockfish Gap Office Expansion Review Type Preliminary Site Development Plan Parcel Identification 055000000109AO Location 6181 Rockfish Gap Turnpike, Crozet Zoned Highway Commercial (HQ, Entrance Corridor (EC) Owner/Applicant 6181 Rockfish Gap Turnpike LLCBalzer & Associates, Inc. (Kent O'Donohue) Magisterial District White Hall Proposal To construct a parking area with 26 spaces and associated site improvements on 1.10 acres as well as two additions to an existing building: a 950 square -foot rectangular volume to the east and a 2,650 square -foot rectangular volume to the southeast, in the rear. The existing fagade will be renovated to be consistent with the new fagade. Context Located on the south side of Rockfish Gap Turnpike (Rt. 250), west of Pro Re Nata Brewery and east of the new F&R office building and Rt. 797 (Hillsboro Lane). [Figure 1] While the land immediately north of the parcel is rural and residential, this parcel is on the western edge of a commercial strip that includes three gas stations and a tractor repair shop. The buildings are primarily single story, while nearby Restore N' Station is a two-story building. Visibility The building is clearly visible from the EC (Rt. 250/Rockfish Gap Turnpike). ARB Meeting Date May 6, 2019 Staff Contact Heather McMahon PROJECT HISTORY DATE APPLICATION/REVIEW TYPE RESULT 9/20/2011 ARB-2011-91: Froehling & Robertson, Inc. Out ARB staff reviewed and approved a County -wide Certificate of Buildin Addition - Minor Appropriateness for the addition of a re -fabricated shed to the site. 5/6/2019 ARB-2019-38: 6181 Rockfish Gap Office The ARB will review this Preliminary Site Plan and Preliminary Ex ansion, Preliminary Site Plan Architectural Drawings for the first time. This building predates the establishment of the EC, and there is only one previous ARB review, which was administrative. The ARB is reviewing this Preliminary site plan and architectural drawings for the first time on May 6, 2019. Figure 1: GIS Web map showing parcel (TMP 55-109A) with its Zoning Overlay (Highway Commercial). Note that the majority of parcels in the vicinity are either zoned rural area (white) or highway commercial (red) ANALYSIS REF I GUIDELINE ISSUE RECOMMENDATION GENERAL GUIDELINES Purpose 1 The goal of the regulation of the design of development This proposal is for the addition of two None. within the designated Entrance Corridors is to ensure that separate (but connected) volumes to an new development within the corridors reflects the existing building that predates the traditional architecture of the area. Therefore, it is the establishment of the EC, as well as the purpose of ARB review and of these Guidelines, that renovation of the existing building's fagade. proposed development within the designated Entrance The character of the immediate area is rural Corridors reflect elements of design characteristic of the commercial, with one- and two-story significant historical landmarks, buildings, and structures vernacular buildings from the mid-20t' of the Charlottesville and Albemarle area, and to promote century through the early 21 st century. The orderly and attractive development within these corridors. proposed alterations, in form, materials, and Applicants should note that replication of historic structures scale, are in keeping with the neighboring is neither required nor desired. buildings that comprise this portion of the EC. [Figures 2 and 3 PROPOSED I 1 SNED EXPANSION M2 —OI 1N NEWCORRIDOR —111-1 �- PROPOSED EXPANSION 41 _- rvewuseo ovewxc EXISTING OFFICE Rewace GoaaR 6181 Rockfish Gap Turnpike, LLC. FLOOR PLAN Figures 2 and 3: layout plan and floor plan, courtesy of applicant NOT FOR CONSTRUCTION .� 3 2 Visitors to the significant historical sites in the While this late-20t1i-century office building None. Charlottesville and Albemarle area experience these sites does not reflect significant historical sites in as ensembles of buildings, land, and vegetation. In order the region, its vocabulary of low -slung to accomplish the integration of buildings, land, and horizontality and hipped roof does reflect the vegetation characteristic of these sites, the Guidelines buildings in the vicinity as well as local require attention to four primary factors: compatibility residential architecture. The proposed with significant historic sites in the area; the character of alterations retain these forms, while the the Entrance Corridor; site development and layout; and addition of street trees along the EC frontage landscaping. will further integrate the building in its largely -rural environs. Compatibility with significant historic sites: 3 New structures and substantial additions to existing The additions proposed are substantial in size None. structures should respect the traditions of the architecture and will greatly increase the mass of the of historically significant buildings in the Charlottesville building as well as the frontage along Rt. and Albemarle area. Photographs of historic buildings in 250, the EC (the existing building is 2,850 sf the area, as well as drawings of architectural features, while the two additions are a combined 3,600 which provide important examples of this tradition are sf — more than doubling the present contained in Appendix A. footprint). The proposed use of shingled, hipped roofs and clapboard siding create the 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility appearance of a sprawling residential with the area's historic structures is not intended to structure rather than an identifiable office impose a rigid design solution for new development. space; however, this is in concert with the Replication of the design of the important historic sites in residential and rural nature of the area. the area is neither intended nor desired. The Guideline's standard of compatibility can be met through building scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The Guidelines allow individuality in design to accommodate varying tastes as well as special functional requirements. Compatibility with the character of the Entrance Corridor 5 It is also an important objective of the Guidelines to The single -story scale proposed (and None. establish a pattern of compatible architectural existing) is compatible with the adjacent characteristics throughout the Entrance Corridor in order buildings, while the use of two volumes is to achieve unity and coherence. Building designs should similar to the neighboring (to the west) F&R demonstrate sensitivity to other nearby structures within Office Building, in which two distinct the Entrance Corridor. Where a designated corridor is rectangular volumes are connected by a substantially developed, these Guidelines require striking breezeway. Both the F&R building and this a careful balance between harmonizing new development proposal emphasize a low -slung horizontality with the existing character of the corridor and achieving that is unobtrusive on the landscape. compatibility with the significant historic sites in the area. Site development and layout 6 Site development should be sensitive to the existing The site development includes a parking lot None. natural landscape and should contribute to the creation of of 26 spaces, which has been relegated to the an organized development plan. This may be rear (south) of the building, and a 20-foot- accomplished, to the extent practical, by preserving the wide private entrance drive that connects to trees and rolling terrain typical of the area; planting new the existing access road between the two trees along streets and pedestrian ways and choosing parcels at 6181 and 6185 Rockfish Gap species that reflect native forest elements; insuring that Turnpike. The site improvements require any grading will blend into the surrounding topography minimal cut and fill, although the clearing of thereby creating a continuous landscape; preserving, to the existing and mature trees is required. New extent practical, existing significant river and stream street trees are proposed on the EC frontage. 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. Landscaping 7 The requirements of the Guidelines regarding landscaping No lawns are proposed, but large shade trees None. are intended to reflect the landscaping characteristic of are proposed along the EC which will better many of the area's significant historic sites which is integrate this parcel with the streetscape. characterized by large shade trees and lawns. Landscaping should promote visual order within the Entrance Corridor and help to integrate buildings into the existing environment of the corridor. 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar characteristics. Such common elements allow for more flexibility in the design of structures because common landscape features will help to harmonize the appearance of development as seen from the street upon which the Corridor is centered. SPECIFIC GUIDELINES Compatibility with significant historic sites Structure design 9 Building forms and features, including roofs, windows, The application package includes scaled Provide material/color doors, materials, colors and textures should be compatible elevations, renderings of the proposed samples for review. with the forms and features of the significant historic additions, and a description of some of the buildings in the area, exemplified by (but not limited to) proposed materials/color, which include Consider adding the buildings described in Appendix A [of the design Hardie Plank siding in an unnamed off-white architectural features to guidelines]. The standard of compatibility can be met color and a black shingle roof. The forms are the roof to vary the through scale, materials, and forms which may be rectangular volumes capped with a similar profile and mitigate large embodied in architecture which is contemporary as well as roof slope to that on the existing building. blank expanses of roof traditional. The replication of important historic sites in The applicant has stated that "due to existing cladding. Albemarle County is not the objective of these guidelines. grade... the proposed southern expansion's FFE will be higher than the existing building. As such, the corridor transition shall include a ramp..." The resulting elevation oriented towards the EC shows an expanse of roof, as the roof of the south addition will be slightly raised above the main building. No dormers or breaks are proposed in this expanse of roofing that can make the building appear top-heavy. This could be mitigated by adding dormers or other architectural features to vary the roof profile and add relief to the roof lane. NEW I EXISTING N—N EXISTN:J North Elevation: Existing + New Figure 4: the facade (north elevation) oriented towards the EC, showing the existing building plus proposed addition to the east. Courtesy of the applicant. 10 Buildings should relate to their site and the surrounding See above comments. None. context of buildings. 11 The overall design of buildings should have human scale. The scale, at a single story with 35' None. Scale should be integral to the building and site design. maximum height, is appropriate for this EC. 12 Architecture proposed within the Entrance Corridor See above comments. None. should use forms, shapes, scale, and materials to create a cohesive whole. 13 Any appearance of "blankness" resulting from building The expanse of roof may be considered a See recommendation in #9 design should be relieved using design detail or vast blankness that should be mitigated with vegetation, or both. the addition of architectural features. 14 Arcades, colonnades, or other architectural connecting None proposed. None. devices should be used to unify groups of buildings within a development. 15 Trademark buildings and related features should be This does not appear to be a trademark None. modified to meet the requirements of the Guidelines. design. 16 Window glass in the Entrance Corridors should not be The note has not been included on the Include the standard window highly tinted or highly reflective. Window glass in the architectural renderings provided. glass note on architectural Entrance Corridors should meet the following criteria: elevations. Visible light transmittance (VLT) shall not drop below 40%. Visible light reflectance (VLR) shall not exceed 30%. Specifications on the proposed window glass should be submitted with the application for final review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated No accessory structures are proposed, None. into the overall plan of development and shall, to the although a shed that exists to the south (rear) extent possible, be compatible with the building designs of the building will remain. used on the site. 18 The following should be located to eliminate visibility from The site plan does not show any proposed Provide evergreen shrubs to the the Entrance Corridor street. If, after appropriate siting, loading or service areas. A storage area northwest corner of the these features will still have a negative visual impact on the exists in the existing shed to the south of the dumpster enclosure to further Entrance Corridor street, screening should be provided to building that was approved in 2011. integrate it into the site. eliminate visibility. a. Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical equipment, The refuse area is located in the northwest If ground -mounted mechanical f. Above -ground utilities, and g. Chain link fence, barbed corner of the parking area, which is south of equipment is proposed, show it wire, razor wire, and similar security fencing devices. and relegated behind the existing building, away from the EC. It is expected to be on the site plan. If roof- mounted mechanical equipment 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may partially visible from the EC. A trash is proposed, provide a roof plan consist of: a. Walls, b. Plantings, and c. Fencing. enclosure (privacy fence) is proposed around for review. the dumpster, details of which have been provided on Sheet C7.0. However, no Ensure that all existing and landscape screening is proposed; evergreen proposed overhead and shrubs placed on the northwest corner of the underground utilities and their dumpster may better integrate the enclosure easements are shown with its environs. consistently throughout the site plan set. No mechanical equipment has been shown on the site plans. If ground -mounted mechanical equipment (such as HVAC units) is intended, it must be shown on the site plan and either located or screened in such a way that visibility from the EC is eliminated. If roof -mounted mechanical equipment is proposed, then a roof plan showing the units and their dimensions must be provided for review. There is a note on cover sheet that all utilities will be installed underground; another states "no external utility work is anticipated." The two comments seem to be in opposition of each other and the intention to install new utilities needs clarification. Currently, only proposed stormwater pipes are illustrated. All existing and proposed utilities — both overhead and underground — must be shown consistently throughout the site plan set. This is especially important on the landscape plan, to ensure that no proposed tree will conflict with a utility or its easement. 20 Surface runoff structures and detention ponds should be Two bioretention basins are proposed on the Provide shrubs, possibly designed to fit into the natural topography to avoid the need site: "Bio A" in the northeast corner of the supplemented with groundcover for screening. When visible from the Entrance Corridor parcel, adjacent to the EC, and "Bio B" in the and/or grasses, along the full street, these features must be fully integrated into the southwest corner of the parcel, relegated frontage of the EC, including landscape. They should not have the appearance of behind the building and parking area. The along the north side of the engineered features. latter will not be visible from the EC but the basin, to integrate Basin A into former will be. The proposed grading around the development. Bio A suggests a berm of approximately 3 feet in height will be created on the north side, adjacent to the EC. A 6" HDPE will also lead north from the retention basin to an existing grate. Currently, the proposed landscaping includes only two American hornbeams in the center of the basin; this will do little to mitigate the engineered appearance of the basin from the EC. Reshaping the basin in a more naturalistic form and shifting it slightly to the south would make the feature less prominent. Furthermore, additional landscaping on the northern and eastern edges of the basin should be added to fully integrate this man- made engineering feature into the natural landscape. Shrubs, possibly supplemented with groundcover and/or grasses, could be used along the full frontage of the EC, including along the north side of the basin, to achieve more complete integration. 21 The following note should be added to the site plan and the The note has been included on the Layout None. architectural plan: "Visibility of all mechanical equipment Plan (Sheet C3.0). from the Entrance Corridor shall be eliminated." Lighting 22- General Guidelines No lighting plan with photometric values has Provide a lighting plan that 28 been provided in this site plan set. A note on shows all proposed wall - the Landscape and Lighting Plan (Sheet mounted and ground lighting C8.0) states that "no freestanding lighting is and includes photometric proposed. All lighting will be building values, a luminaire schedule, mounted for building access purposes. These and manufacturer's cut sheets. fixtures will emit more than 3,000 lumens." Correlate the placement of and Another note reads "Low voltage path show the proposed wall - lighting may be also be used." Wall -mounted mounted lights on the building architectural lighting must be shown on elevations. building elevations as well as a lighting plan that provides photometric values, a luminaire schedule, and manufacturer's cut sheets. 29 The following note should be included on the lighting The note has been included on the Landscape None. plan: "Each outdoor luminaire equipped with a lamp that and Lighting Plan (Sheet C8.0) 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." 30- Guidelines for the Use of Decorative Landscape Lighting None proposed. None. 31 Landscaping 32 Landscaping along the frontage of Entrance Corridor Six trees are required for every 40' of the Provide the height of the streets should include the following: 234-foot EC frontage, and six trees have overhead power line on the a. Large shade trees should be planted parallel to the been provided at an average of 35-feet on north property line. Ensure that Entrance Corridor Street. Such trees should be at least 31/2 center. Three of the trees are a large the choice of trees planted in inches caliper (measured 6 inches above the ground) and deciduous species (pin oak) listed in the the northeast property line will should be of a plant species common to the area. Such plant schedule provided on the Landscape & not conflict with the overhead trees should be located at least every 35 feet on center. Lighting Plan (Sheet C8.0) as 3.5" caliper line when grown to maturity. b. Flowering ornamental trees of a species common to the upon planting. The other three are medium area should be interspersed among the trees required by the deciduous trees (European hornbeams). The Revise the plant schedule to preceding paragraph. The ornamental trees need not applicant has stated that he has provided show the planting height for the alternate one for one with the large shade trees. They may be smaller trees on the eastern end of the site EC frontage street trees at 3.5" planted among the large shade trees in a less regular spacing due to the existence of an overhead electric caliper. pattern. line; yet the European hornbeam can mature c. In situations where appropriate, a three or four board to 40'-60' in height and 35'-40' in spread. fence or low stone wall, typical of the area, should align Depending upon the height of the power line, the frontage of the Entrance Corridor street. this choice of species may not avoid future d. An area of sufficient width to accommodate the conflicts with a utility. Furthermore, the foregoing plantings and fencing should be reserved plant schedule lists this tree species at a 2.5" parallel to the Entrance Corridor street, and exclusive of caliper at planting; the intent behind the 3.5" road right-of-way and utility easements. caliper requirement is for more immediate impact and the guideline should be applied consistently across the EC. 33 Landscaping along interior roads: The interior drive shared by the two None. a. Large trees should be planted parallel to all interior neighboring properties at 6181 and 6185 roads. Such trees should be at least 2%2 inches caliper Rockfish Gap Turnpike has six existing 2"- (measured six inches above the ground) and should be of a caliper European hornbeams on the eastern )antspecies common to the area. Such trees should be side on thisparcel) which are to remain. The 10 located at least every 40 feet on center. landscape plan shows tree protection fencing around these six trees. 34 Landscaping along interior pedestrian ways: The proposed sidewalk on the northwest See comment below. a. Medium trees should be planted parallel to all interior corner of the building is flanked by two of pedestrian ways. Such trees should be at least 2'/2 inches the existing European hornbeams on site. caliper (measured six inches above the ground) and should The proposed sidewalk leading from the be of a species common to the area. Such trees should be parking area to the southeast corner of the located at least every 25 feet on center. buildin additions is devoid of landscaping. 35 Landscaping of parking areas: Two perimeter parking -area trees have been Provide additional perimeter a. Large trees should align the perimeter of parking areas, proposed in the Landscape & Lighting Plan trees to the parking area, located 40 feet on center. Trees should be planted in the (Sheet C8.0), and the existing treeline on the especially the northwest and interior of parking areas at the rate of one tree for every 10 neighboring property to the east abuts the northeast corners. parking spaces provided and should be evenly distributed eastern edge of the parking lot. Providing throughout the interior of the parking area. perimeter parking trees on the northwest b. Trees required by the preceding paragraph should corner of the parking area would further measure 2'/2 inches caliper (measured six inches above the screen the proposed dumpster and its ground); should be evenly spaced; and should be of a enclosure from the EC, while providing species common to the area. Such trees should be planted perimeter parking trees on the northeast in planters or medians sufficiently large to maintain the corner of the parking area would serve a dual health of the tree and shall be protected by curbing. purpose of shading the sidewalk that leads c. Shrubs should be provided as necessary to minimize the from the parking area to the southwest parking area's impact on Entrance Corridor streets. Shrubs building additions (see above comment). should measure 24 inches in height. The 26-space parking area has been allocated three interior medium deciduous (red buds) trees. 15 shrubs have been dispersed beneath the two perimeter parking trees and three interior parking trees provided. 36 Landscaping of buildings and other structures: No shrubs or other plantings have been Provide shrubs or other a. Trees or other vegetation should be planted along the provided along the front of the building. plantings along the front of the front of long buildings as necessary to soften the [Figure 51. The addition of shrubs between building. appearance of exterior walls. The spacing, size, and type the proposed street trees would soften the of such trees or vegetation should be determined by the building and better integrate it into the site. length, height, and blankness of such walls. b. Shrubs should be used to integrate the site, buildings, and other structures; dumpsters, accessory buildings and structures; "drive thru" windows; service areas; and signs. Shrubs should measure at least 24 inches in height. 11 Figure S: rendering of the favade (north elevation) showing proposed landscaping along the EC. Courtesy of the applicant 37 Plant species: All of the plant species are in County- Consider substituting native a. Plant species required should be as approved by the approved plant lists; however, three of the species for the non-native Staff based upon but not limited to the Generic Landscape six species proposed are non -natives, and species proposed. Substitute a Plan Recommended Species List and Native Plants for Nandina domestica has become an invasive native species for the invasive Virginia Landscapes (Appendix D). species in Albemarle. The use of locally Nandina domestica. native species where possible and the substitution of Nandina domestica with a Ensure that no one tree or shrub native species would support the overall species exceeds the 25% health of the landscape. threshold for the total number of trees or shrubs on the site. 12 Furthermore, it is standard EC practice that no one tree or shrub species exceed 25% the total (in number) of all trees and shrubs proposed. This practice is to avoid a monoculture that is problematic for plant health and longevity. The European hornbeams may be over -represented on the site. (Not all of the individual trees in the wooded area along the east side of the site are identified.) A similar situation exists for the proposed shrubs, but this can be resolved with the additional shrubs recommended in #20. 38 Plant health: The note has been provided on the None. The following note should be added to the landscape plan: Landscape and Lighting Plan (C8.0) "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 lant." Site Development and layout Development paftern 39 The relationship of buildings and other structures to the The site plan shows an organized pattern of None. Entrance Corridor street and to other development within roads and pedestrian paths. The existing the corridor should be as follows: building and its additions are oriented a. An organized pattern of roads, service lanes, bike paths, towards and parallel to the EC street. and pedestrian walks should guide the layout of the site. Connections to the existing access drive and b. In general, buildings fronting the Entrance Corridor the main thoroughfare (Rt. 250/Rockfish Gap street should be parallel to the street. Building groupings Turnpike) have been provided. No open should be arranged to parallel the Entrance Corridor street. spaces have been provided, but 42% of the c. Provisions should be made for connections to adjacent site (0.46 acres) is impervious. No significant pedestrian and vehicular circulation systems. features or vistas exist that should be d. Open spaces should be tied into surrounding areas to preserved. 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 13 provisions of Section 32.5.2.n of the Albemarle County Zoning Ordinance apply, then improvements required by that section should be located so as to maximize the use of existing features in screening such improvements from Entrance Corridor streets. f. The placement of structures on the site should respect existing views and vistas on and around the site. Site Grading 40 Site grading should maintain the basic relationship of the The majority of the proposed grading is in See comment in #20. site to surrounding conditions by limiting the use of the southern half of site, behind the building, retaining walls and by shaping the terrain through the use of for the parking area and the Bio B smooth, rounded land forms that blend with the existing bioretention basin. However, a significant terrain. Steep cut or fill sections are generally unacceptable. amount of grading is proposed in the Proposed contours on the grading plan shall be rounded with northeast corner of the site, adjacent to the a ten foot minimum radius where they meet the adjacent EC, for the Bio A bioretention basin. This condition. Final grading should achieve a natural, rather than may give the stormwater management engineered, appearance. Retaining walls 6 feet in height and facility an engineered appearance that should taller, when necessary, shall be terraced and planted to blend be mitigated by landscaping. with the landscape. 41 No grading, trenching, or tunneling should occur within the Tree protection fencing and a signed Note that any trees that are drip line of any trees or other existing features designated conservation list have been shown on the damaged or killed by grading or for preservation in the final Certificate of Appropriateness. Landscape & Lighting Plan (Sheet C8.0). construction activities or by Adequate tree protection fencing should be shown on, and The grading proposed around the proposed other means must be replaced. coordinated throughout, the grading, landscaping and sidewalk on the northwestern corner of the erosion and sediment control plans. building appears to fall within the drip line of the second existing European hornbeam from 42 Areas designated for preservation in the final Certificate of Appropriateness should be clearly delineated and the north property line. Grading for the protected on the site prior to any grading activity on the parking area and for Bio B basin also appear site. This protection should remain in place until close to other European hornbeams that are completion of the development of the site. marked to remain. Any existing trees marked to remain that are damaged or killed from 43 Preservation areas should be protected from storage or movement of heavy equipment within this area. grading or construction activities must be replaced or the site will not be in compliance with the approved site plan. 44 Natural drainage patterns (or to the extent required, new See comments in #20 and #40. See comments in #20 and #40. drainage patterns) should be incorporated into the finished site to the extent possible. 14 1.100T1uMW&Oa9OccI]U1UI040IMIY[13M Staff recommends the following as the primary points of discussion: 1. The roof expanse and whether the additional of architectural features would mitigate its scale and vast blankness. 2. The appearance of Bio A bioretention basin from the EC and successful landscaping strategies to mitigate its appearance. Staff offers the following comments to be addressed with the future site plan submittals: 1. Provide material/color samples for review. 2. Consider adding architectural features to the roof to vary the profile and mitigate large blank expanses of roof cladding. 3. Include the standard window glass note on architectural elevations: Visible light transmittance (VLT) shall not drop below 4001o. Visible light reflectance (VLR) shall not exceed 30%. 4. Provide evergreen shrubs to the northwest corner of the dumpster enclosure to further integrate it into the site. 5. If ground -mounted mechanical equipment is proposed, show it on the site plan. If roof -mounted mechanical equipment is proposed, provide a roof plan for review. 6. Ensure that all existing and proposed overhead and underground utilities and their easements are shown consistently throughout the site plan set. 7. Provide shrubs, possibly supplemented with groundcover and/or grasses, along the full frontage of the EC, including along the north side of the basin, to integrate Basin A into the development. 8. Provide a lighting plan that shows all proposed wall -mounted and ground lighting and includes photometric values, a luminaire schedule, and manufacturer's cut sheets. Correlate the placement of and show the proposed wall -mounted lights on the building elevations. 9. Provide the height of the overhead power line on the north property line. Ensure that the choice of trees planted in the northeast property line will not conflict with the overhead line when grown to maturity. 10. Revise the plant schedule to show the planting height for the EC frontage street trees at 3.5" caliper. It. Provide additional perimeter trees to the parking area, especially the northwest and northeast corners. 12. Provide shrubs or other plantings along the front of the building. 13. Consider substituting native species for the non-native species proposed. Substitute a native species for the invasive Nandina domestica. 14. Ensure that no one tree or shrub species exceeds the 25% threshold for the total number of trees or shrubs on the site. 15. Note that any trees that are damaged or killed by grading or construction activities or by other means must be replaced. 15 0M:3 0 W.1 This report is based on the following submittal items: Sheet # Drawing Name Drawin Date/Revision Date C1.0 Cover Sheet 3/25/19 C2.0 Existing Conditions Plan 3/25/19 C3.0 I Layout Plan 3/25/19 C4.0 Grading Plan 3/25/19 C7.0 Site Details 3/25/19 C8.0 Landscape & Lighting Plan 3/25/19 C9.0 VDOT Plan 3/25/19 n. . New Office Expansion cover of renderings packetl 3/25/19 n•p• Project Overview 3/25/19 n•p• Existing Views/Adjacent Buildings 3/25/19 n•p• Floor Plan 3/25/19 n•p• Phased Building Elevations 3/25/19 n•p• Exterior Elevations north and west 3/25/19 n•p• Exterior Elevations [south and east] 3/25/19 n.p. Aerial View Perspective 3/25/19 n•p• Exterior View 3/25/19 n•p• Exterior View 3/25/19 n•p• East Side Street View 3/25/19 n•p• West Side Street Perspective 3/25/19 16