HomeMy WebLinkAboutARB201700094 Staff Report 2017-10-30 (3)1
ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name ARB-2017-94: Avinity Estates II, Initial Site Plan
Review Type Initial Site Development Plan
Parcel Identification 091000000016C0, 091000000016E0, 091000000016A0
Location North of Pebble Drive, west of Route 20 (Scottsville Road), south of the Kappa Sigma headquarters, and east of the
original Avinity development which fronts Avon Street Extended
Zoned Planned Residential Development (PRD), Entrance Corridor (EC)
Owner/Applicant/Contact Avinity Estates LLC/ Riverbend Development Inc./Scott Collins
Magisterial District Scottsville
Proposal To construct a residential development with 63 single-family attached units, 30 townhouse units, and one clubhouse on
combined 11.886 acres
Context The property is a mix of wooded and open areas. Nearby is a mix of residential, institutional, and industrial uses.
Property on the opposite side of Scottsville Road retains a rural character.
ARB Meeting Date November 6, 2017
Staff Contact Heather McMahon
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PROJECT HISTORY
DATE APPLICATION RESULT
10/1/2014 ZMA-2013-16 Request to rezone 11.886 acres from R1 to PRD approved
3/21/2016 ARB-2015-120 ARB approved an Amendment to the townhome designs in Avinity Estates I
11/6/2017 ARB-2017-94 ARB will review the Initial Site Development Plan for Avinity Estates II
This proposal is an extension of the original Avinity development that fronts Avon Street Extended and was reviewed and approved between 2007 and
2010. In November 2014, a Zoning Map Amendment (ZMA-2013-16) to rezone 11.886 acres between the Avinity I development and Route 20
(Scottsville Road) was approved. This development consists of 63 single-family attached units, 30 townhouse units, and a clubhouse with access to
Route 20 as well as Avinity I. The ARB will review this development for the first time at the November 6, 2017 meeting.
VISIBILITY
The project area abuts the EC street (Route 20 South) in two places: 1) a pipe stem which holds an emergency access road north of the Kappa Sigma
Headquarters property, and 2) 0.69 acres of open space with 260’ of frontage to the south of Kappa Sigma that includes one of three proposed stormwater
management facilities, identified as “Proposed Dry Detention Basin B” (henceforth Basin B). The topography of the site rises steeply westward [Figure
1]; therefore, the roofs, sides, and upper portions of the rear elevations of the townhomes in Block D are expected to be visible, as will be the upper
portions of the elevations of the homes behind the Kappa Sigma Headquarters property, which front Montague Street and lie in Blocks A, B and C. Basin
B and the emergency entrance will also be visible.
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Figure 1: The property in question rises steeply westward, suggesting that the majority of the proposed dwellings will be visible from the EC.
As seen from Route 20 North, and Entrance Corridor. Photograph taken by H. McMahon, 10.26.17.
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ANALYSIS
Gray highlight = means the guideline can’t be reviewed at initial site plan stage, but recommendations can be provided for final
Yellow highlight = means the guideline can only be reviewed for location/configuration at the initial plan stage
Regular text = means the guideline can be reviewed at initial plan stage, can be made a condition of initial plan approval, and can be the basis for denial
REF GUIDELINE ISSUE RECOMMENDATION
GENERAL GUIDELINES
Purpose
1 The goal of the regulation of the design of development
within the designated Entrance Corridors is to insure that
new development within the corridors reflects the traditional
architecture of the area. Therefore, it is the purpose of ARB
review and of these Guidelines, that proposed development
within the designated Entrance Corridors reflect elements of
design characteristic of the significant historical landmarks,
buildings, and structures of the Charlottesville and
Albemarle area, and to promote orderly and attractive
development within these corridors. Applicants should note
that replication of historic structures is neither required nor
desired.
The proposed development’s proximity to
the Kappa Sigma Headquarters property
could provide a neo-colonial design
influence, while the historic building on
TMP 91-16A could also provide design
inspiration. (The existing house and
outbuildings on TMP 91-16A are
contributing resources to the Southern
Albemarle Historic District. As per the
proffers, the house will be documented
before demolition.) It is likely, however, that
the architecture will reflect those housing
units built to the west, in Avinity’s first
phase of development. [Figures 2 and 3]
Submit architectural
elevations and floor plans for
review.
2 Visitors to the significant historical sites in the
Charlottesville and Albemarle area experience these sites as
ensembles of buildings, land, and vegetation. In order to
accomplish the integration of buildings, land, and vegetation
characteristic of these sites, the Guidelines require attention
to four primary factors: compatibility with significant
historic sites in the area; the character of the Entrance
Corridor; site development and layout; and landscaping.
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Figures 2 and 3: Architectural designs of townhomes at Avinity Estates I.
Photographs taken by H. McMahon, 10.26.17.
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Compatibility with significant historic sites:
3 New structures and substantial additions to existing
structures should respect the traditions of the architecture of
historically significant buildings in the Charlottesville and
Albemarle area. Photographs of historic buildings in the
area, as well as drawings of architectural features, which
provide important examples of this tradition are contained in
Appendix A.
See above. See recommendation in #1.
4 The examples contained in Appendix A should be used as a
guide for building design: the standard of compatibility with
the area’s historic structures is not intended to impose a rigid
design solution for new development. Replication of the
design of the important historic sites in 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
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.
No architectural drawings have been
submitted with this application, but the
footprints suggest the townhomes will be 2-
3 stories tall, which is in keeping with the
scale of other new developments along the
ECs.
See recommendation in #1.
Site development and layout
6 Site development should be sensitive to the existing natural
landscape and should contribute to the creation of an
organized development plan. This may be accomplished, to
the extent practical, by preserving the trees and rolling
terrain typical of the area; planting new trees along streets
and pedestrian ways and choosing species that reflect native
forest elements; insuring that any grading will blend into the
Topography at this site rises from
approximately 500’ at Rt. 20 to 568’ at the
western end of parcel 16A, and from 528’ at
the east to 564’ at the west on parcel 16E.
An organized pattern of roads planted with
street trees is proposed, although significant
grading of the hilly terrain will be required
Submit at least four sight-line
analyses taken from various
points on Route 20 to verify
visibility of the development
from the EC.
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surrounding topography thereby creating a continuous
landscape; preserving, to the extent practical, existing
significant river and stream valleys which may be located on
the site and integrating these features into the design of
surrounding development; and limiting the building mass
and height to a scale that does not overpower the natural
settings of the site, or the Entrance Corridor.
to accommodate the development. Wooded
areas will be removed. Site sections could
help illustrate the relationship of the
proposed grading and construction to the
EC, and potential views from the EC.
Structure design
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
buildings in the area, exemplified by (but not limited to) the
buildings described in Appendix A [of the design
guidelines]. The standard of compatibility can be met
through scale, materials, and forms which may be embodied
in architecture which is contemporary as well as traditional.
The replication of important historic sites in Albemarle
County is not the objective of these guidelines.
No architectural drawings have been
supplied at this time, but the rear elevations
of units 77-81 are expected to be visible
from the EC as well as the side and rear
elevations of lots 82-87. In addition, the rear
elevations of lots 59-71 and the side
elevations of 72-76 are expected to be
visible from the EC.
See recommendations in #1
and #6.
10 Buildings should relate to their site and the surrounding
context of buildings.
11 The overall design of buildings should have human scale.
Scale should be integral to the building and site design.
12 Architecture proposed within the Entrance Corridor should
use forms, shapes, scale, and materials to create a cohesive
whole.
13 Any appearance of “blankness” resulting from building
design should be relieved using design detail or vegetation,
or both.
14 Arcades, colonnades, or other architectural connecting
devices should be used to unify groups of buildings within a
development.
15 Trademark buildings and related features should be modified
to meet the requirements of the Guidelines.
16 Window glass in the Entrance Corridors should not be highly
tinted or highly reflective. Window glass in the Entrance
Corridors should meet the following criteria: Visible light
transmittance (VLT) shall not drop below 40%. Visible light
reflectance (VLR) shall not exceed 30%. Specifications on
No architectural drawings have been
submitted with this application, so the note
has not been provided.
Add the standard window
glass note to the architectural
drawings. Provide
manufacturer’s specifications
for the window glass.
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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
into the overall plan of development and shall, to the extent
possible, be compatible with the building designs used on
the site.
Loading, service, common refuse (such as
dumpsters) and storage areas are not shown
on the site plan set, nor is mechanical
equipment specified.
Show proposed loading,
service, refuse, and storage
areas as well as mechanical
equipment on the site plan
set. If mechanical equipment
is roof-mounted, provide roof
plans.
18 The following should be located to eliminate visibility from the
Entrance Corridor street. If, after appropriate siting, these
features will still have a negative visual impact on the Entrance
Corridor street, screening should be provided to eliminate
visibility. a. Loading areas, b. Service areas, c. Refuse areas,
d. Storage areas, e. Mechanical equipment,
f. Above-ground utilities, and g. Chain link fence, barbed
wire, razor wire, and similar security fencing devices.
21 The following note should be added to the site plan and the
architectural plan: “Visibility of all mechanical equipment
from the Entrance Corridor shall be eliminated.”
Note not provided on the site plan set; no
architectural drawings have been submitted.
Add the standard mechanical
equipment note to the site
plan set and architectural
drawings.
Lighting No lighting plan has been provided. Submit a lighting plan with
photometric values for all
freestanding and wall-
mounted lights as well as a
lighting schedule and cut
sheets for review.
Landscaping Although trees are shown on the layout plan,
no landscape plan has been provided.
Submit a landscape plan with
plant schedule for review.
7 The requirements of the Guidelines regarding landscaping
are intended to reflect the landscaping characteristic of many
of the area’s significant historic sites which is 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.
A row of trees is shown along the EC
frontage. Although landscape details are not
complete, it appears that the large street
trees are not spaced 35’ o.c. as required by
the EC Guidelines. Overhead lines run along
the frontage, as close as 10’ from the
property line. These could conflict with the
required street tree planting.
Basin B is located as close as 15’ to the EC.
Given this proximity, and the engineered
Provide a quantity of large
shade trees along the EC
frontage equivalent to 35’ on
center, free of utilities and
easements.
Create a denser vegetative
cover along the EC frontage.
Relocate the access road to
the west side of Basin B.
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
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landscape features will help to harmonize the appearance of
development as seen from the street upon which the Corridor
is centered.
appearance of the facility, a denser tree
buffer separating Basin B from the EC is
appropriate. Better screening and integration
would be achieved if small trees and shrubs
were layered among the larger proposed
trees, creating a denser screening effect.
Planting smaller trees under the overhead
utility line could forestall complications and
the need to top trees in the future.
The detention pond itself has been enlarged
since the concept plan approved with ZMA-
2013-16. An access road has been added to
the east side of the facility, and less
landscaping is shown between the facility
and the EC. The access road will not have an
appropriate appearance for the EC. It would
have less impact if located on the west side
of the basin, and if landscaping were
arranged to screen it and integrate it into the
surroundings.
A 3-board fence is proposed along the EC
frontage, and the north and south sides of
Basin B. The fence will not provide
screening, but could contribute to the
creation of an appropriate rural-character
landscape/streetscape. A fence was
approved as part of the landscape treatment
of the Cascadia stormwater facility adjacent
to the Rt. 20 EC [Figure 4]. That facility
(which is much larger than Basin B) is in
place, the landscaping and fence do not
appear to be complete, and the facility is
very visible from the EC.
Provide landscaping to screen
Basin B from the EC and
integrate it into the
surroundings.
Revise the frontage planting
to include small trees and
shrubs layered among the
large trees.
19 Screening devices should be compatible with the design of
the buildings and surrounding natural vegetation and may
consist of: a. Walls, b. Plantings, and c. Fencing.
20 Surface runoff structures and detention ponds should be
designed to 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.
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 3½
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.
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Figure 4: Stormwater Management Facility at Cascadia, as seen from Route 20 North, and Entrance Corridor.
Photograph taken by H. McMahon, 10.26.17.
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33 Landscaping along interior roads:
a. Large trees should be planted parallel to all interior roads.
Such trees should be at least 2½ inches caliper (measured six
inches above the ground) and should be of a plant species
common to the area. Such trees should be located at least
every 40 feet on center.
A note on sheet 1 of the site plan set states
that “street trees shall be provided along the
public streets 50’ o.c.” Trees along interior
streets will have a significant impact on the
view from the EC; consequently, the interior
street trees should be planted 40’ o.c. to
meet EC guidelines.
Revise the spacing of street
trees on interior streets within
the development to 40’ o.c.
34 Landscaping along interior pedestrian ways:
a. Medium trees should be planted parallel to all interior
pedestrian ways. Such trees should be at least 2½ inches
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.
Street trees are provided that serve to shade
street parking spaces and sidewalks.
None.
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
2½ 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.
A ten-space parking area is proposed south
of the clubhouse. One tree is provided on the
interior and two on the perimeter.
36 Landscaping of buildings and other structures:
a. Trees or other vegetation should be planted along the front
of long buildings as necessary to soften the appearance of
exterior walls. The spacing, size, and type of such trees or
vegetation should be determined by the 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.
The street trees which line the
development’s interior roads are placed
within a 10’ landscaping and maintenance
easement. Those trees that line the north and
east parcel boundary lines, separating the
development from the Kappa Sigma
Headquarters property, however, seem to
fall within individual lots and not within a
similar 10’ landscaping easement. The
Ensure that the tree buffers on
the north and east parcel
boundary lines are planted
within a 10’ landscaping
easement maintained by the
HOA and not on private
property.
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Shrubs should measure at least 24 inches in height. easement is required to ensure retention and
maintenance.
37 Plant species:
a. Plant species required should be as approved by the Staff
based upon but not limited to the Generic Landscape Plan
Recommended Species List and Native Plants for Virginia
Landscapes (Appendix D).
A plant schedule is required with the
landscape plan.
Submit a landscape plan with
plant schedule for review.
38 Plant health:
The following note should be added to the landscape 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.”
Note not provided. Add the standard plant health
note to the landscape plan.
Site Development and layout
Development pattern
39 The relationship of buildings and other structures to the
Entrance Corridor street and to other development within the
corridor should be as follows:
a. An organized pattern of roads, service lanes, bike paths,
and pedestrian walks should guide the layout of the site.
b. In general, buildings fronting the Entrance Corridor street
should be parallel to the street. Building groupings should be
arranged to parallel the Entrance Corridor street.
c. Provisions should be made for connections to adjacent
pedestrian and vehicular circulation systems.
d. Open spaces should be tied into surrounding areas to
provide continuity within the Entrance Corridor.
e. If significant natural features exist on the site (including
creek valleys, steep slopes, significant trees or rock
outcroppings), to the extent practical, then such natural
features should be reflected in the site layout. If the
provisions of Section 32.5.6.n of the Albemarle County
Zoning Ordinance apply, then improvements required by
that section should be located so as to maximize the use of
existing features in screening such improvements from
Entrance Corridor streets.
f. The placement of structures on the site should respect
existing views and vistas on and around the site.
None of the proposed residential units front
the EC, and none are parallel to the EC.
Most have their sides or rear elevations
turned to the EC, looking inward.
The site plan exhibits an organized pattern
of roads and pedestrian connections.
Open spaces are reduced to one park space
and two SWMFs.
No notable natural features exist on the site,
nor are viewsheds emphasized by the
arrangement of housing.
None.
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Site Grading
40 Site grading should maintain the basic relationship of the site
to surrounding conditions by limiting the use of retaining walls
and by shaping the terrain through the use of smooth, rounded
land forms that blend with the existing terrain. Steep cut or fill
sections are generally unacceptable. Proposed contours on the
grading plan shall be rounded with a ten foot minimum radius
where they meet the adjacent condition. Final grading should
achieve a natural, rather than engineered, appearance.
Retaining walls 6 feet in height and taller, when necessary,
shall be terraced and planted to blend with the landscape.
Grading on the site is extensive. A 6’-tall
segmented retaining wall is proposed west
of Basin B, separating the open space from
the rear of lots 77-81, as depicted on Sheet
5, Grading Plan. On Sheet 3, Layout Plan,
two rows of trees/plantings are proposed
between the retaining wall and Basin B. It
appears that the proposed trees/plantings
will conflict with the retaining wall.
Even if fronted by landscaping, the wall will
be visible, so the material and color of the
retaining wall block is important.
Provide plants at the top of
the retaining wall west of
Basin B.
Coordinate sheets 3 and 5
regarding the retaining wall
and proposed landscaping
near Basin B.
Indicate on the plan the
proposed material and color
for the retaining wall and
submit a sample for review.
41 No grading, trenching, or tunneling should occur within the
drip line of any trees or other existing features designated for
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.
44 Natural drainage patterns (or to the extent required, new
drainage patterns) should be incorporated into the finished
site to the extent possible.
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SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Visibility of the development from the EC; architectural drawings required for the next submittal.
2. Treatment of the stormwater facility Basin B adjacent to the EC.
3. Frontage landscape treatment
Staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee:
Regarding requirements to satisfy the design guidelines as per § 18-30.6.4c(2), (3) and (5) and recommended conditions of initial plan approval:
1. Prior to initial plan approval revise the landscaping in the vicinity of Basin B as follows:
a. Provide a quantity of large shade trees along the EC frontage equivalent to 35’ on center, free of utilities and easements.
b. Create a denser vegetative cover along the EC frontage.
c. Relocate the access road to the west side of Basin B.
d. Provide landscaping to screen Basin B from the EC and integrate it into the surroundings.
e. Revise the frontage planting to include small trees and shrubs layered among the large trees.
2. A Certificate of Appropriateness is required prior to final site plan approval.
Regarding recommendations on the plan as it relates to the guidelines:
1. Consider layering the landscape buffer with a mix of large, medium, and small trees as well as shrubs to create a thicket.
2. Consider enlarging the open space area (0.69 acres) in order to accommodate all requested revisions.
Regarding the final plan submittal:
1. A Certificate of Appropriateness is required prior to final site plan approval.
2. Submit architectural elevations and floor plans for review.
3. Submit at least four sight-line analyses taken from various points on Route 20 to verify visibility of the development from the EC..
4. 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%. Provide manufacturer’s specifications for the window glass.
5. Show proposed loading, service, refuse, and storage areas as well as mechanical equipment on the site plan set. If mechanical equipment is
roof-mounted, provide roof plans.
6. Add the standard mechanical equipment note to the site plan set and architectural drawings, Visibility of all mechanical equipment from the
Entrance Corridor shall be eliminated.
7. Submit a lighting plan with photometric values for all free-standing and wall-mounted lights as well as a lighting schedule and cut sheets for
review.
8. Provide a quantity of large shade trees along the EC frontage equivalent to 35’ on center, free of utilities and easements.
9. Create a denser vegetative cover along the EC frontage.
10. Relocate the access road to the west side of Basin B.
11. Provide landscaping to screen Basin B from the EC and integrate it into the surroundings.
12. Revise the frontage planting to include small trees and shrubs layered among the large trees.
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13. Submit a landscape plan with plant schedule for review.
14. Revise the spacing of street trees on interior streets within the development to 40’ o.c.
15. Ensure that the tree buffers on the north and east parcel boundary lines are planted within a 10’ landscaping easement maintained by the
HOA and not on private property.
16. Add the standard plant health note to the landscape 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.
17. Provide plants at the top of the retaining wall west of Basin B.
18. Coordinate sheets 3 and 5 regarding the retaining wall and proposed landscaping near Basin B.
19. Indicate on the plan the proposed material and color for the retaining wall and submit a sample for review.
Regarding conditions to be satisfied prior to issuance of a grading permit: None.
TABLE A
This report is based on the following submittal items:
Sheet # Drawing Name Drawing Date/Revision Date
1 Cover Sheet 9/5/17
2 Existing Conditions 9/5/17
3 Layout Plan 9/5/17
4 Utility Plan 9/5/17
5 Grading Plan 9/5/17
7 Stormwater Management Plan 9/5/17