HomeMy WebLinkAboutARB201900040 Staff Report 2019-05-15ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2019-40: Cascadia Office Building
Review Type
Final Site Plan
Parcel Identification
078000000005EO
Location
On the north side of Cascadia Drive, approximately 200' east of Rt. 20
Zoned
Neighborhood Model District (NMD)/Entrance Corridor (EC)
Owner/Applicant
Virendra & Nita Patel/Design Develop (Kevin Schafer)
Magisterial District
Rivanna
Proposal
To construct a 3-story office building with associated site improvements.
Context
The proposed office building is to be located just off the Rt. 20 entrance into the Cascadia development. Residences are
located to the east, stormwater facilities are located to the north and south, and Darden Towe Park is located across Rt.
20 to the west.
Visibility
The proposed building will be readily visible from the EC street.
ARB Meeting Date
May 20, 2019
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
The Cascadia rezoning (ZMA-2002-04) was approved in 2006. The ARB approved landscaping adjacent to Route 20 in 2014 (ARB-2013-186) with the
plan for Blocks 4-7. The ARB reviewed the Initial Site Plan for Blocks 1-3 in 2014 (ARB-2014-114) and that initial plan was approved. Block 1 includes
the site of the proposed office building. In 2015 a final site plan was approved for Block 1-3 (ARB-2015-05). In 2017 (ARB-2017-78) an amendment
was approved for Blocks 1-3. The approved plan included the location of the office building, associated parking, landscaping, and specification on the
treatment of the building pad.
Ell ►F.1 W&I KI
REF
GUIDELINE
ISSUE
RECOMMENDATION
Structure design
1
The goal of the regulation of the design of development
The proposed building does not exhibit a strong
Revise the architectural
within the designated Entrance Corridors is to insure that
connection to the traditional architecture of the
design to achieve greater
new development within the corridors reflects the
area. The expanse of glass curtain wall, the
unity of parts and greater
traditional architecture of the area. Therefore, it is the
butterfly roof form, and the form and appearance
connection to historic
purpose of ARB review and of these Guidelines, that
of the clerestory are contemporary design
architecture of the area.
proposed development within the designated Entrance
elements and are the most prominent features of
Consider modifications to
Corridors reflect elements of design characteristic of the
the design. The brick -faced lower stories and
curtain wall framing
significant historical landmarks, buildings, and structures
punched window openings are elements of the
material and window
of the Charlottesville and Albemarle area, and to promote
design more characteristic of the historic buildings
opening sizes, greater use
orderly and attractive development within these corridors.
of the area, but, as viewed from the EC, they are
of brick, alternate roof
Applicants should note that replication of historic structures
secondary elements of the design.
form, reduced expanse of
is neither required nor desired.
The building exhibits three distinct parts — the
curtain wall, and alternate
EIFS color. Provide
2
Visitors to the significant historical sites in the
Charlottesville and Albemarle area experience these sites as
brick form, the EIFS-framed curtain wall, and the
material and color
ensembles of buildings, land, and vegetation. In order to
butterfly -roofed metal -framed clerestory. These
samples for review.
accomplish the integration of buildings, land, and
parts do not appear sufficiently integrated.
vegetation characteristic of these sites, the Guidelines
Modifying the curtain wall framing and window
require attention to four primary factors: compatibility with
opening sizes to increase the alignment of
significant historic sites in the area; the character of the
architectural elements throughout the building
Entrance Corridor; site development and layout; and
could help unify the overall design and establish a
landscaping.
greater connection to historic architecture.
3
New structures and substantial additions to existing
structures should respect the traditions of the architecture
As illustrated in the perspectives, the color of the
of historically significant buildings in the Charlottesville
EIFS frame emphasizes its form as distinct from
and Albemarle area. Photographs of historic buildings in
the other building parts. Modified colors or
the area, as well as drawings of architectural features,
materials could increase integration.
which provide important examples of this tradition are
Material/color samples are needed for review.
contained in Appendix A.
The butterfly roof and EIFS-framed curtain wall
4
The examples contained in Appendix A should be used as a
guide for building design: the standard of compatibility
are distinctly contemporary elements that
with the area's historic structures is not intended to impose
emphasize the difference between the commercial
a rigid design solution for new development. Replication of
building and the residences beyond. An alternate
the design of the important historic sites in the area is
sloping roof form and reduced curtain wall area
neither intended nor desired. The Guideline's standard of
could help establish more of a balance.
compatibility can be met through building scale, materials,
and forms which may be embodied in architecture which is
The top of the brick wall terminates abruptly at
contemporary as well as traditional. The Guidelines allow
the clerestory. There is considerable brick above
individuality in design to accommodate varying tastes as
the second -story windows; taller windows and/or
well asspecial functional requirements.
detailing to increase alignment of building parts
may be appropriate.
9
Building forms and features, including roofs, windows,
doors, materials, colors and textures should be compatible
with the forms and features of the significant historic
The framed curtain wall is a contemporary design
buildings in the area, exemplified by (but not limited to) the
element seen in other recent proposals in more
buildings described in Appendix A [of the design
heavily developed commercial areas. Non -
guidelines]. The standard of compatibility can be met
residential buildings in this general area use a
through scale, materials, and forms which may be
greater degree of brick and significantly less
embodied in architecture which is contemporary as well as
glass; for example, the Rivers Edge office
traditional. The replication of important historic sites in
building, 3040 Avemore Square, and Broadus
Albemarle County is not the objective of these guidelines.
Memorial Church. A greater use of brick on the
EC -facing elevations, and/or a smaller expanse of
curtain wall, may be appropriate.
5
It is also an important objective of the Guidelines to
The brick and Hardie -panel siding are consistent
Consider methods for
establish a pattern of compatible architectural
with materials used in the residential section of
establishing continuity
characteristics throughout the Entrance Corridor in order to
the Cascadia development. The butterfly roof
between the Cascadia
achieve unity and coherence. Building designs should
incorporates sloping forms but is a unique form in
entrance signs and the
demonstrate sensitivity to other nearby structures within the
the development. The framed curtain wall is
proposed office building
Entrance Corridor. Where a designated corridor is
unique in the immediate area. It does establish a
development.
substantially developed, these Guidelines require striking a
relationship with the stormwater pond, which is a
careful balance between harmonizing new development
significant landscape feature of the development
Consider alternate roof
with the existing character of the corridor and achieving
and along the corridor.
forms for increased
compatibility with the significant historic sites in the area.
The entrance into the development on Cascadia
compatibility in the
development.
10
Buildings should relate to their site and the surrounding
context of buildings.
Drive from Rt. 20 is flanked by stone sign walls
ending in pyramidal roofed pavilions. These
12
Architecture proposed within the Entrance Corridor should
use forms, shapes, scale, and materials to create a cohesive
features are prominent in the streetscape. The
whole.
materials, colors and style of the entrance features
are not consistent with those of the proposed
building. Although basing the design of a new
building on minor entrance features isn't practical,
the dis ari is obvious.
11
The overall design of buildings should have human scale.
The building is 3 stories tall as viewed from the
See landscape
Scale should be integral to the building and site design.
EC. Although the site steps up from the pond to
recommendations.
the building, and the stepping continues beyond
the office building to the residences, the office
building is expected to appear prominent in scale
and form. Plants at the tiered retaining walls and
close to the building can help further integrate the
building into the landscape of the pond and street
frontage.
13
Any appearance of "blankness" resulting from building
Blankness is not a characteristic of the design.
None.
design should be relieved using design detail or vegetation,
or both.
14
Arcades, colonnades, or other architectural connecting
This building is the only office building in the
None.
devices should be used to unify groups of buildings within
development. Physically connecting with the
a development.
residences isn't necessary or desired.
15
Trademark buildings and related features should be
A trademark design is not proposed.
None.
modified to meet the requirements of the Guidelines.
16
Window glass in the Entrance Corridors should not be highly
The project description states that window glass
Add the standard window
tinted or highly reflective. Window glass in the Entrance
will meet EC requirements. The site plan includes
glass note to the
Corridors should meet the following criteria: Visible light
the note regarding glass VLT and VLR, but the
architectural drawings.
transmittance (VLT) shall not drop below 4001o. Visible
architectural plans do not. It is likely that the
light reflectance (VLR) shall not exceed 30%
curtain wall proposed at the north and west sides
Revise the plans to clarify
Specifications on the proposed window glass should be
of the first and second stories includes spandrel
the use of spandrel glass.
submitted with the application for final review.
glass, but this is not specified on the drawings.
Provide a glass sample
for review.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated
Mechanical equipment is proposed on the north
To screen the mechanical
into the overall plan of development and shall, to the extent
side of the building. Two Emerald Green
equipment, consider an
possible, be compatible with the building designs used on
arborvitae (which can grow to a height of 15') are
alternate species of
the site.
proposed just to the west of the equipment. The
perspective images suggest that the addition of
evergreen shrub whose
height is more consistent
18
The following should be located to eliminate visibility from
the Entrance Corridor street. If, after appropriate siting, these
these plants will help limit the available views,
with that of the
features will still have a negative visual impact on the
but evergreens that grow to a shorter mature
equipment.
Entrance Corridor street, screening should be provided to
height would be sufficient. A low wall constructed
eliminate visibility. a. Loading areas, b. Service areas, c.
of materials consistent with the building walls or
Refuse areas, d. Storage areas, e. Mechanical equipment,
retaining walls would also be an option.
f. Above -ground utilities, and g. Chain link fence, barbed
wire, razor wire, and similar security fencing devices.
A dumpster is proposed at the north end of the
center parking row. The proposed dumpster
19
Screening devices should be compatible with the design of
the buildings and surrounding natural vegetation and may
enclosure would be painted to match the dark
consist of: a. Walls, b. Plantings, and c. Fencing.
siding of the building. This location and treatment
are expected to sufficiently mitigate visual
im acts of the dum ster.
21
The following note should be added to the site plan and the
The note appears on the cover sheet of the site
Add the standard
architectural plan: "Visibility of all mechanical equipment
plan, but not on the architectural plans.
mechanical equipment
from the Entrance Corridor shall be eliminated."
note to the architectural
Tans.
Lighting
The proposed fixtures are very difficult to discern
Revise the lighting plan
on the lighting plan.
in the site plan to make
the proposed light
fixtures clearly legible.
22
Light should be contained on the site and not spill over
The lighting plan shows no spillover onto adjacent
None.
onto adjacent properties or streets;
ro erties or streets.
23
Light should be shielded, recessed or flush -mounted to
The parking lot fixture is a full cutoff fixture. The
None.
eliminate glare. All fixtures with lamps emitting 3000
fixtures at the entrances on the east and west sides
lumens or more must be full cutoff fixtures.
are downli hts.
24
Light levels exceeding 30 footcandles are not appropriate
The maximum light level is 19.1 fc in the parking
None.
for display lots in the Entrance Corridors. Lower light
lot.
levels will apply to most other uses in the Entrance
Corridors.
25
Light should have the appearance of white light with a
The downlights at the entrances have fluorescent
Coordinate lighting (lamp
warm soft glow; however, a consistent appearance
lamps. The parking lot fixtures have LED lamps.
type, finish color, color
throughout a site or development is required. Consequently,
Color temperatures are not provided. Coordinating
temperature) with that in
if existing lamps that emit non -white light are to remain,
the character of the lighting here with that
the residential
new lamps may be required to match them.
approved in the residential development would be
development. Include a
a ro riate.
luminaire schedule on the
26
Dark brown, dark bronze, or black are appropriate colors
Fixture finishes have not been provided.
lighting plan with all
for free-standing pole mounted light fixtures in the
standard information.
Entrance Corridors.
Indicate the color
temperature of the
proposed lamps. Indicate
fixture finish.
27
The height and scale of freestanding, pole -mounted light
The height of the parking lot pole light has not
Include a note on the
fixtures should be compatible with the height and scale of
been provided.
lighting plan indicating
the buildings and the sites they are illuminating, and with
the overall height of the
the use of the site. Typically, the height of freestanding
parking lot pole fixture,
pole -mounted light fixtures in the Entrance Corridors
including the base (if
should not exceed 20 feet, including the base. Fixtures that
used). Maximum height
exceed 20 feet in height will typically require additional
shall not exceed 20'.
screening to achieve an appropriate appearance from the
Entrance Corridor.
28
In determining the appropriateness of lighting fixtures for
The Cascadia residential development will
See recommendations
the Entrance Corridors, the individual context of the site
provide a backdrop for the office building.
above.
will be taken into consideration on a case by case basis.
29
The following note should be included on the lighting plan:
The lighting note on the site plan does not include
Include the complete
"Each outdoor luminaire equipped with a lamp that emits
the standard complete language.
language of the standard
3,000 or more initial lumens shall be a full cutoff luminaire
lighting note on the site
and shall be arranged or shielded to reflect light away from
plan.
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."
30-31
Guidelines or the Use of Decorative Landscape Lighting
Decorative lighting is not proposed.
None.
Landscaping
7
The requirements of the Guidelines regarding landscaping
Frontage landscaping was approved with a
None.
are intended to reflect the landscaping characteristic of
previous plan. Landscaping in this portion of the
many of the area's significant historic sites which is
development can help integrate the building with
characterized by large shade trees and lawns. Landscaping
the pond site and help mitigate the scale of the
should promote visual order within the Entrance Corridor
building.
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.
32
Landscaping along the frontage of Entrance Corridor
streets should include the following:
a. Large shade trees should be planted parallel to the
Entrance Corridor Street. Such trees should be at least 3%
inches caliper (measured 6 inches above the ground) and
should be of a plant species common to the area. Such trees
should be located at least every 35 feet on center.
b. Flowering ornamental trees of a species common to the
area should be interspersed among the trees required by the
preceding paragraph. The ornamental trees need not alternate
one for one with the large shade trees. They may be planted
among the large shade trees in a less regular spacing pattern.
c. In situations where appropriate, a three or four board
fence or low stone wall, typical of the area, should align the
frontage of the Entrance Corridor street.
d. An area of sufficient width to accommodate the
foregoing plantings and fencing should be reserved parallel
to the Entrance Corridor street, and exclusive of road right-
of-way and utility easements.
33
Landscaping along interior roads:
Landscaping along Cascadia Drive, and in and
None.
a. Large trees should be planted parallel to all interior
around the parking lot and retaining walls was
roads. Such trees should be at least 2'/2 inches caliper
approved with the previous site plan. The current
(measured six inches above the ground) and should be of a
amendment proposes to replace a row of leather
plant species common to the area. Such trees should be
leaf viburnum along the east perimeter of the
located at least every 40 feet on center.
parking lot with a row of Ilex crenata Japanese
holly. Some reconfiguration of the site has led to
34
Landscaping along interior pedestrian ways:
a. Medium trees should be planted parallel to all interior
the shifting of the locations of some previously
pedestrian ways. Such trees should be at least 2'/2 inches
approved trees.
caliper (measured six inches above the ground) and should
be of a species common to the area. Such trees should be
located at least every 25 feet on center.
35
Landscaping of parking areas:
a. Large trees should align the perimeter of parking areas,
located 40 feet on center. Trees should be planted in the
interior of parking areas at the rate of one tree for every 10
parking spaces provided and should be evenly distributed
throughout the interior of the parking area.
b. Trees required by the preceding paragraph should
measure 2'h inches caliper (measured six inches above the
ground); should be evenly spaced; and should be of a
species common to the area. Such trees should be planted
in planters or medians sufficiently large to maintain the
health of the tree and shall be protected by curbing.
c. Shrubs should be provided as necessary to minimize the
parking area's impact on Entrance Corridor streets. Shrubs
should measure 24 inches in height.
36
Landscaping of buildings and other structures:
A row of Yoshino Japanese cryptomeria is
Consider replacing the
a. Trees or other vegetation should be planted along the
proposed approximately 18-20' from the EC side
cryptomeria on the west
front of long buildings as necessary to soften the
of the building. These trees can grow 30-40' tall
side of the building with
appearance of exterior walls. The spacing, size, and type of
and 20-30' wide. The proposed building measures
an alternate tree that
such trees or vegetation should be determined by the
approximately 40' tall on the EC side. The
provides softening
length, height, and blankness of such walls.
cryptomeria could grow to screen the west side of
without complete
b. Shrubs should be used to integrate the site, buildings,
the building from the street. Although this would
screening.
and other structures; dumpsters, accessory buildings and
limit visual impacts of the expansive curtain wall,
structures; "drive thru" windows; service areas; and signs.
landscaping at the building is meant to soften and
See architectural
Shrubs should measure at least 24 inches in height.
enhance — not to screen.
recommendations.
A Pin Oak is proposed at the northwest corner of
the building. Two Emerald green arborvitae are
shown on the north elevation, just west of the
mechanical equipment. (These are not included in
the renderings.)
37
Plant species: a. Plant species required should be as
The landscape schedule only includes the Ilex
Include a complete
approved by the Staff based upon but not limited to the
crenata Japanese holly, which is proposed to
landscape schedule on the
Generic Landscape Plan Recommended Species List and
replace leatherleaf viburnum. A note on the plan
plan.
Native Plants for Virginia Landscapes (Appendix D).
references the previous approved site plan (SDP-
2014-75)forspecies and plant counts.
38
Plant health: The following note should be added to the
The note does not appear on the landscape plan.
Add the standard
landscape plan: "All site plantings of trees and shrubs shall
landscape note to the
be allowed to reach, and be maintained at, mature height;
plan.
the topping of trees is prohibited. Shrubs and trees shall be
pruned minimally and only to support the overall health of
theplant."
Site Development and layout
6
Site development should be sensitive to the existing natural
The location of the proposed office building was
See architectural and
landscape and should contribute to the creation of an
established with previous site plan approvals. The
landscaping
organized development plan. This may be accomplished, to
site has already been graded. The plan is
recommendations.
the extent practical, by preserving the trees and rolling
organized, with access from Cascadia Drive,
terrain typical of the area; planting new trees along streets
parking and travelways relegated behind the
and pedestrian ways and choosing species that reflect
building as viewed from the EC, and retaining
native forest elements; insuring that any grading will blend
walls at the northwest corner of the site
into the surrounding topography thereby creating a
conforming to the shape of the stormwater pond.
continuous landscape; preserving, to the extent practical,
Proposed landscaping can help integrate the
existing significant river and stream valleys which may be
building into the development.
located on the site and integrating these features into the
design of surrounding development; and limiting the
The building is oriented parallel to the EC. The
building mass and height to a scale that does not overpower
main entrance is on the east side of the building
the natural settings of the site, or the Entrance Corridor.
and not visible from the EC street.
A secondary entrance is proposed on the west
39
The relationship of buildings and other structures to the
Entrance Corridor street and to other development within
elevation. A low retaining wall to the south
the corridor should be as follows:
provides a border for a small patio area. Although
a. An organized pattern of roads, service lanes, bike paths,
the main entrance is on the other side of the
and pedestrian walks should guide the layout of the site.
building, the EC elevation does not look like an
b. In general, buildings fronting the Entrance Corridor
undesigned, rear elevation.
street should be parallel to the street. Building groupings
should be arranged to parallel the Entrance Corridor street.
A sidewalk leads to the site from Rt. 20. The
c. Provisions should be made for connections to adjacent
building is 3 stories tall, with the south and east
pedestrian and vehicular circulation systems.
sides built into the grade. The taller northwest
d. Open spaces should be tied into surrounding areas to
corner of the building presents a more open
provide continuity within the Entrance Corridor.
appearance with greater use of glass to address the
e. If significant natural features exist on the site (including
pond view. Scale is partly mitigated with the
creek valleys, steep slopes, significant trees or rock
change in design at the third story, and with
outcroppings), to the extent practical, then such natural
landscaping.
features should be reflected in the site layout. If the
provisions of Section 32.5.2.n of the Albemarle County
Zoning Ordinance apply, then improvements required by
that section should be located so as to maximize the use of
existing features in screening such improvements from
Entrance Corridor streets.
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
The site has already been graded. The use of
Revise the landscape plan
to surrounding conditions by limiting the use of retaining
retaining walls at this site was anticipated with
to add shrubs on the
walls and by shaping the terrain through the use of smooth,
previous approvals. The walls follow curved
terrace above the lower
rounded land forms that blend with the existing terrain. Steep
forms, stepping down to the pond, and are
retaining wall and to
cut or fill sections are generally unacceptable. Proposed
landscaped.
revise the Emerald Green
contours on the grading plan shall be rounded with a ten foot
Arborvitae to a lower
minimum radius where they meet the adjacent condition.
Plants are proposed at the top of the top retaining
growing evergreen.
Final grading should achieve a natural, rather than
wall and at the base of the lower wall, but no
engineered, appearance. Retaining walls 6 feet in height and
plants are proposed between the walls. The lower
taller, when necessary, shall be terraced and planted to blend
plants are Emerald Green Arborvitae, which can
with the landscape.
grow to 15' tall. The Arborvitae will form a tall
screen and would block any shrubs in the
intermediate terrace. Plants with a shorter mature
height at the base, and shrubs added at the
intermediate level would reinforce the stepped
character of the landscape.
41
No grading, trenching, or tunneling should occur within the
No grading is proposed within the drip lines of
None.
drip line of any trees or other existing features designated for
existing trees.
preservation in the final Certificate of Appropriateness.
Adequate tree protection fencing should be shown on, and
coordinated throughout, the grading, 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.
20
Surface runoff structures and detention ponds should be
An existing stormwater facility is adjacent.
None.
designed to fit into the natural topography to avoid the need
for screening. When 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.
SIGNS
Wall signs are shown on the west elevation and a freestanding sign is
Note that separate sign
shown off the southwest corner of the building. The walls signs have
applications are required
a reserved appearance that is appropriate for the building and the EC.
for new wall and
The freestanding sign has materials that are coordinated with the
freestanding signs. Sign
proposed building, but they are not coordinated with the existing
location and design
entrance signs for the development. Note that separate sign
cannot be approved with
applications are required for new signs. Sign location and design
the site plan; they are
cannot be approved with the site plan; they are provided at this time
provided at this time for
for information only.
information only.
10
Staff recommends the following as the primary points of discussion:
1. The architectural design: the appropriateness of the roof form and the expanse of curtain wall
2. The unity of building parts
3. The proposed materials
4. The proposed landscaping
Staff offers the following comments on the proposal:
1. Revise the architectural design to achieve greater unity of parts and greater connection to historic architecture of the area. Consider modifications to
curtain wall framing material and window opening sizes, greater use of brick, alternate roof form, reduced expanse of curtain wall, and alternate
EIFS color. Provide material and color samples for review.
2. Consider methods for establishing continuity between the Cascadia entrance signs and the proposed office building development.
3. Add the standard window glass note to the architectural drawings: Visible light transmittance (VLT) shall not drop below 40%. Visible light
reflectance (VLR) shall not exceed 30%.
4. Revise the plans to clarify the use of spandrel glass. Provide a glass sample for review.
5. To screen the mechanical equipment, consider an alternate species of evergreen shrub whose height is more consistent with that of the equipment.
6. Add the standard mechanical equipment note to the architectural plans: Visibility of all mechanical equipment from the Entrance Corridor shall be
eliminated.
7. Revise the lighting plan in the site plan to make the proposed light fixtures clearly legible.
8. Coordinate lighting (lamp type, finish color, color temperature) with that in the residential development. Include a luminaire schedule on the lighting
plan with all standard information. Indicate the color temperature of the proposed lamps. Indicate fixture finish.
9. Include a note on the lighting plan indicating the overall height of the parking lot pole fixture, including the base (if used). Maximum height shall not
exceed 20'.
10. Include the complete language of the standard lighting note on the site 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.
11. Consider replacing the cryptomeria on the west side of the building with an alternate tree that provides softening without complete screening.
12. Include a complete landscape schedule on the plan.
13. Add the standard landscape note to 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.
14. Revise the landscape plan to add shrubs on the terrace above the lower retaining wall and to revise the Emerald Green Arborvitae to a lower growing
evergreen.
15. Note that separate sign applications are required for new wall and freestanding signs. Sign location and design cannot be approved with the site plan;
they are provided at this time for information only.
11
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
DrawingDate
Sheet #
Drawing Name
Drawing Date
CS.1
Title Page
Feb. 19, 2019
5
Project description
March 25, 2019
SP.1
Sit Plan Cover Sheet
Feb. 19, 2019
6
Vicinity map
March 25, 2019
SP.2
Site Plan General Notes, Legend, Abbrev's
Feb. 19, 2019
7
Context Photos
March 25, 2019
SP.3
Existing Conditions, Layout/GradingLayout/Grading Plan
Feb. 19, 2019
8
Existing Approach: Southbound Rt. 20
March 25, 2019
SPA
Landscape Plan, Stormwater Calcs, Site Dtls
Feb. 19, 2019
9
Proposed Approach: Southbound Rt. 20
March 25, 2019
CS.2
General Notes
Feb. 19, 2019
10
Existing Approach: Northbound Rt. 20
March 25, 2019
S.01
General Structural Notes
Feb. 19, 2019
11
Existing Approach: Northbound Rt. 20
March 25, 2019
LS.1
Code Summary & Life Safety Plan
Feb. 19, 2019
12
Existing Site Conditions
March 25, 2019
ALL
Lower Level Plans
Feb. 19, 2019
13
Proposed Project Site Plan
March 25, 2019
S2.0
Foundation Details
Feb. 19, 2019
14
Proposed Elevations
March 25, 2019
A1.2
Main Level Plans
Feb. 19, 2019
15
Proposed Curtain Wall Detail
March 25, 2019
A1.3
Upper Level Plans
Feb. 19, 2019
16
East Parkin Perspective
March 25, 2019
A1.4
Roof Plans
Feb. 19, 2019
17
Northeast Parkin Perspective
March 25, 2019
53.0
Framing Details
Feb. 19, 2019
18
Southeast Parkin Perspective
March 25, 2019
A2.1
Elevations
Feb. 19, 2019
19
Southwest Cascadia Drive Perspective
March 25, 2019
A2.2
Curtain Wall Details
Feb. 19, 2019
20
West Rt. 20 Perspective
March 25, 2019
A3.1
Building Sections
Feb. 19, 2019
21
Evening Perspective
March 25, 2019
A4.1
Typical Wall Sections
Feb. 19, 2019
22
Proposed Project Landscape Plan
March 25, 2019
A4.2
Canopy Details
Feb. 19, 2019
23
Plantings
March 25, 2019
A5.1
Door and Window Schedule
Feb. 19, 2019
24
Exterior Finishes
March 25, 2019
A5.2
Finish Schedule
Feb. 19, 2019
25
Exterior Finishes
March 25, 2019
26
Signage
March 25, 2019
27
Dum ster Enclosure
March 25, 2019
28
Retaining Walls
March 25, 2019
29
Roofing
March 25, 2019
12