HomeMy WebLinkAboutARB201900056 Staff Report 2019-06-11ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2019-56: Stonefield Bock D2 Phase 2
Review Type
Major Site Plan Amendment, including the architectural design of a new building — second review
Parcel Identification
061 WO-03-D2-000AO
Location
Approximately 800' east of Hydraulic Road, north of Inglewood Drive
Zoned
Neighborhood Model District (NMD), Entrance Corridor (EC)
Owner/Applicant
The Towns of Stonefield Homeowners Association Inc./30 Scale, LLC (Mike Myers)
Magisterial District
Jack Jouett
Proposal
To amend the approved site plan showing 55 townhouse lots to construct a 6-story mixed -use building with associated parking. The proposed building includes 160
apartment units above 20,000 sf of commercial office space, apartment lobby, and covered parking. A one -level parking deck is proposed. Parking reductions and a
special exception to allow the 6-story height are proposed.
Context
The building is proposed near the southwest corner of the Stonefield development, with townhouses to the south, the Hyatt Place hotel to the east, and apartment
buildings to the north. Residences fronting Commonwealth Drive are to the west. The Stone Ridge shopping center (previously Village Green) is to the southwest.
Visibility
The proposed building will be visible from both the Hydraulic Road and Rt. 29 Entrance Corridors. The building's height will be similar to that of the Hyatt Place hotel.
Its degree of visibility may be somewhat less than the visibility of Hyatt Place because townhouses and topography will screen portions of the building. If/when the sites
located north and south of Hyatt Place develop, visibility will be further limited.
ARB Meeting Date
June 17, 2019
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
The ARB completed the first review for this mixed -use building on April 15, 2019. The action letter from that meeting s included as Attachment A to this report. The ARB comments from that meeting
are also included in the Analysis section of this report.
IORF.1 [llx.Y.` lela BE 01,1Do /:VIS89WAIWi'/
The primary change since the last review is the revised architectural design that emphasizes the southeast corner and building entrance. Various other changes have been made to address landscaping and
lighting issues outlined in the previous review.
ANALYSIS
REF
GUIDELINE
April 15, 2019
June 17, 2019
June 17, 2019
RECOMMENDATION
ISSUE
RECOMMENDATION
Structure design
1
The goal of the regulation of the design of development within the designated
Consider alternate brick colors to
The applicant will provide alternate
Provide alternate brick
Entrance Corridors is to insure that new development within the corridors
coordinate more fully with nearby
brick samples at the June 17 meeting.
samples for review.
reflects the traditional architecture of the area. Therefore, it is the purpose of
buildings. Provide brick and mortar
ARB review and of these Guidelines, that proposed development within the
samples for review.
The architectural design has been
designated Entrance Corridors reflect elements of design characteristic of the
revised to address the hierarchy issue.
significant historical landmarks, buildings, and structures of the Charlottesville
Provide drawings that show the depth
The southeast corner contains the main
and Albemarle area, and to promote orderly and attractive development within
of the building projections and
entrance and has an increased height
these corridors. Applicants should note that replication of historic structures is
recesses. Provide sufficient depth to
and a cornice/roof treatment that differs
neither required nor desired.
relieve mass and help establish human
scale.
from the rest of the building. Non-
corner bays that extend above the main
2
Visitors to the significant historical sites in the Charlottesville and Albemarle
area experience these sites as ensembles of buildings, land, and vegetation. In
roofline have been lowered. They still
order to accomplish the integration of buildings, land, and vegetation
Revise the corner bays to establish
project above the main roof line, but at
characteristic of these sites, the Guidelines require attention to four primary
hierarchy in the design and coordinate
a reduced height, and their cornice
factors: compatibility with significant historic sites in the area; the character of
with the location of the main
treatment has been simplified.
the Entrance Corridor; site development and layout; and landscaping.
entrance.
One bay on the east side and one bay on
3
New structures and substantial additions to existing structures should respect
the traditions of the architecture of historically significant buildings in the
Include a material/color schedule on
the west side of the corner unit has
Charlottesville and Albemarle area. Photographs of historic buildings in the
the architectural elevations sheets and
brick facing at the ground story and at
area, as well as drawings of architectural features, which provide important
key the materials to the elevations.
the second through fourth stories. A
examples of this tradition are contained in Appendix A.
Clarify the renderings to better
similar treatment is provided for two
additional bays on the east elevation.
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
illustrate the submitted material
intended to impose a rigid design solution for new development. Replication of
samples.
Building projections vary between 1'
the design of the important historic sites in the area is neither intended nor
and 2'.
desired. The Guideline's standard of compatibility can be met through building
scale, materials, and forms which may be embodied in architecture which is
Materials have been keyed to the color
contemporary as well as traditional. The Guidelines allow individuality in
elevations.
design to accommodate varying tastes as well asspecial functional
requirements.
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.
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.
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
With appropriate treatment of the
integral to the building and site design.
building mass, the proposed 6-story
height could be appropriate for the
Entrance Corridor.
Provide drawings that show the depth
of the building projections and
recesses. Provide sufficient depth to
relieve mass, help establish human
scale, and integrate the large building
into the surrounding development.
Bring building mass to the ground
plane, especially in the brick areas.
Revise the corner bays to establish
hierarchy in the design and coordinate
with the location of the main
entrance.
12
Architecture proposed within the Entrance Corridor should use forms, shapes,
None.
The building bays, windows, and
None.
scale, and materials to create a cohesive whole.
materials establish a cohesive whole.
13
Any appearance of "blankness" resulting from building design should be
Provide the west elevation for review.
The west elevation has been provided. It
None.
relieved using design detail or vegetation, or both.
has a lesser degree of detail than the
west and south elevations, but
blankness is not a characteristic of the
design.
14
Arcades, colonnades, or other architectural connecting devices should be used
None.
No connecting devices are proposed. To
None.
to unify groups of buildings within a development.
date, none have been used in the
develo ment.
15
Trademark buildings and related features should be modified to meet the
None.
The building does not have the
None.
requirements of the Guidelines.
appearance of a trademark design.
16
Window glass in the Entrance Corridors should not be highly tinted or highly
Provide the standard window glass
The window glass note has been added
Include the window glass
reflective. Window glass in the Entrance Corridors should meet the following
note on the drawings. Provide specs
to the architectural elevation sheets,
specifications with the
criteria: Visible light transmittance (VLT) shall not drop below 4001o. Visible
on the proposed window glass.
although the glass has not been chosen.
building permit
light reflectance (VLR) shall not exceed 30%. Specifications on the proposed
submission.
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
Show how visibility of mechanical
The sizes and locations of the elevator
None.
of development and shall, to the extent possible, be compatible with the
equipment will be eliminated.
penthouse, stair roof access, and
building designs used on the site.
Provide information on the visibility
mechanical equipment have been
provided, together with site sections
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
and appearance of the elevator
showing that these features will not be
visual impact on the Entrance Corridor street, screening should be provided to
penthouse. If visible from the EC,
visible from the EC.
eliminate visibility. a. Loading areas, b. Service areas, c. Refuse areas, d.
ensure that its design is fully
Storage areas, e. Mechanical equipment,
coordinated with that of the building.
f. Above -ground utilities, and g. Chain link fence, barbed wire, razor wire, and
similar security fencing devices.
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.
21
The following note should be added to the site plan and the architectural plan:
Add the standard mechanical
The equipment note has been added to
None.
"Visibility of all mechanical equipment from the Entrance Corridor shall be
equipment note to both the site and
both the site and architectural drawings.
eliminated."
architectural drawings.
Lighting
General Guidelines
22
Light should be contained on the site and not spill over onto adjacent
Provide a legible photometric plan for
The revised photometric plan is legible.
None.
properties or streets;
review.
It shows no excessive spillover.
23
Light should be shielded, recessed or flush -mounted to eliminate glare. All
None.
The pole light fixture is a full cutoff
None.
fixtures with lams emitting 3000 lumens or more must be full cutoff fixtures.
model. The parking deck bollards and
the wall -mounted lights are not full
cutoff, but they emit less than 3,000
lumens. Consequently, they meet the
requirements of the lighting ordinance.
The bollards are not expected to be
visible from the EC. The wall lights are
proposed to be mounted mostly at 10'
high near entrances.
24
Light levels exceeding 30 footcandles are not appropriate for display lots in the
Provide a legible photometric plan for
The maximum light levels meet
None.
Entrance Corridors. Lower light levels will apply to most other uses in the
review.
requirements.
Entrance Corridors.
25
Light should have the appearance of white light with a warm soft glow;
None.
The proposed fixtures are specified with
None.
however, a consistent appearance throughout a site or development is required.
color temperatures of 3500K and
Consequently, if existing lamps that emit non -white light are to remain, new
4000K.
lamps may be required to match them.
26
Dark brown, dark bronze, or black are appropriate colors for free-standing pole
Revise the photometric plans to
The parking lot pole and fixture are
None.
mounted light fixtures in the Entrance Corridors.
indicate the finish proposed for each
proposed with a bronze finish, as are the
fixture.
wallli ts.
27
The height and scale of freestanding, pole -mounted light fixtures should be
Clarify on the plan whether or not the
No concrete base is proposed. The light
None.
compatible with the height and scale of the buildings and the sites they are
pole fixtures will be mounted on
pole base detail on sheet 17 includes a
illuminating, and with the use of the site. Typically, the height of freestanding
bases. If bases will be used, clarify on
note indicating that the fixture mounting
pole -mounted light fixtures in the Entrance Corridors should not exceed 20
the plan that the 20' mounting height
height is 20'.
feet, including the base. Fixtures that exceed 20 feet in height will typically
includes the height of the base.
require additional screening to achieve an appropriate appearance from the
Coordinate the lighting plan with the
Entrance Corridor.
light pole detail on Sheet 17.
28
In determining the appropriateness of lighting fixtures for the Entrance
Show how the proposed site lighting
The parking lot pole and fixture are
None.
Corridors, the individual context of the site will be taken into consideration on
is coordinated with the illumination of
coordinated with those of the
a case by case basis.
the surrounding development.
surrounding development.
29
The following note should be included on the lighting plan: "Each outdoor
Include the standard lighting note on
The lighting note has been added to
None.
luminaire equipped with a lamp that emits 3,000 or more initial lumens shall
the plan.
Sheet 18.
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.
Landscape lighting is not proposed.
None.
31
Landscaping
7
The requirements of the Guidelines regarding landscaping are intended to
None.
This site is not adjacent to the EC street.
None.
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.
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 %2 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:
None.
21/2" caliper Tilia Americana Redmond
None.
a. Large trees should be planted parallel to all interior roads. Such trees should
Linden trees are proposed along
be at least T/2 inches caliper (measured six inches above the ground) and
Inglewood Drive, at approximately 30'
should be of a plant species common to the area. Such trees should be located
on center.
at least every 40 feet on center.
34
Landscaping along interior pedestrian ways:
None.
Sidewalks are provided on the north,
None.
a. Medium trees should be planted parallel to all interior pedestrian ways. Such
south and east sides of the building.
trees should be at least 2'/2 inches caliper (measured six inches above the
Street trees are located along the east
ground) and should be of a species common to the area. Such trees should be
side. On the north and south sides,
located at least every 25 feet on center.
sidewalks are adjacent to the building
and parking areas, with no planting area
provided adjacent to the building, but
trees are nearby, across the travelwa .
35
Landscaping of parking areas:
Revise the plan to show all interior
All of the shade trees are provided at
None.
a. Large trees should align the perimeter of parking areas, located 40 feet on
parking lot trees at 2%" caliper at
2'/2" caliper.
center. Trees should be planted in the interior of parking areas at the rate of
planting.
one tree for every 10 parking spaces provided and should be evenly distributed
The Arborvitae, now listed with the
throughout the interior of the parking area.
Confirm appropriate spacing for the
evergreen trees, are spaced 10' apart.
b. Trees required by the preceding paragraph should measure 2%2 inches caliper
Arborvitae and the Honeylocust trees.
(measured six inches above the ground); should be evenly spaced; and should
The applicant has provided a narrative
be of a species common to the area. Such trees should be planted in planters or
List the Arborvitae as evergreen trees
on the landscape plan confirming that
medians sufficiently large to maintain the health of the tree and shall be
in the plant schedule.
sufficient space is being provided for
protected by curbing.
the trees along the west side of the site.
c. Shrubs should be provided as necessary to minimize the parking area's
Provide information in the plan to
impact on Entrance Corridor streets. Shrubs should measure 24 inches in
confirm that there will be sufficient
height.
space for the Arborvitae to thrive at
the top of the retaining wall.
Increase the size of the red maples
and honey locust to 2%2" caliper at
planting.
36
Landscaping of buildings and other structures:
Replace the Hightower willow oaks
The Hightower oaks have been replaced
None.
a. Trees or other vegetation should be planted along the front of long buildings
with large shade trees that have a
with Tilia Americana Redmond, which
as necessary to soften the appearance of exterior walls. The spacing, size, and
taller mature height that will soften
can grow 65-75' tall. They are spaced
type of such trees or vegetation should be determined by the length, height,
the appearance of the full height of
approximately 30' apart, and typically
and blankness of such walls.
the building, and adjust tree spacing
grow 30-45' in width.
b. Shrubs should be used to integrate the site, buildings, and other structures;
accordingly.
dumpsters, accessory buildings and structures; "drive thru" windows; service
areas; and signs. Shrubs should measure at least 24 inches in height.
37
Plant species: a. Plant species required should be as approved by the Staff
None.
The plants appear on the various lists.
None.
based upon but not limited to the Generic Landscape Plan Recommended
Species List and Native Plants or Virginia Landscapes (Appendix D .
38
Plant health: The following note should be added to the landscape plan: "All site
Add the standard plant health note to
The note has been added to site plan
None.
plantings of trees and shrubs shall be allowed to reach, and be maintained at,
the plan.
sheet 14.
mature height; 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 landscape and
None.
The site has already been graded. No
None.
should contribute to the creation of an organized development plan. This may
significant natural features exist. Trees
be accomplished, to the extent practical, by preserving the trees and rolling
at the perimeter of the site and interior
terrain typical of the area; planting new trees along streets and pedestrian was
to the parking lot will help integrate the
and choosing species that reflect native forest elements; insuring that any
development into the surroundings and
grading will blend into the surrounding topography thereby creating a
mitigate the building mass and height.
continuous landscape; preserving, to the extent practical, existing significant
river and stream valleys which may be located on the site and integrating these
The proposed building is oriented
features into the design of surrounding development; and limiting the building
parallel to the Hydraulic Road EC.
mass and height to a scale that does not overpower the natural settings of the
Travelways connect with existing
site, or the Entrance Corridor.
travelways in the first phase of the
development. Pedestrian connections
39
The relationship of buildings and other structures to the Entrance Corridor
street and to other development within the corridor should be as follows:
are provided.
a. An organized pattern of roads, service lanes, bike paths, and pedestrian
walks should guide the layout of the site.
The parking deck helps limit visual
b. In general, buildings fronting the Entrance Corridor street should be parallel
impacts of surface parking.
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 32.5.2.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 to surrounding
None.
The site has already been graded. The
None.
conditions by limiting the use of retaining walls and by shaping the terrain
proposed plan includes a retaining wall
through the use of smooth, rounded land forms that blend with the existing
that runs the length of the parking lot,
terrain. Steep cut or fill sections are generally unacceptable. Proposed contours on
reaching a maximum height of 17' at the
the grading plan shall be rounded with a ten foot minimum radius where they
north end. The wall isn't expected to be
meet the adjacent condition. Final grading should achieve a natural, rather than
visible from the EC. A shorter wall,
engineered, appearance. Retaining walls 6 feet in height and taller, when
reaching a maximum height of 2.2', is
necessary, shall be terraced and planted to blend with the landscape.
proposed along Inglewood Drive.
41
No grading, trenching, or tunneling should occur within the drip line of any trees
None.
No existing trees are to remain.
None.
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.
20
Surface runoff structures and detention ponds should be designed to fit into the
None.
Stormwater will connect underground
None.
natural topography to avoid the need for screening. When visible from the
with the existing system.
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.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The proposed materials and colors; the color of the brick, the window glass specification
2. The revised architectural design; the corner/entrance bay
3. The depth of the building projections
4. The non -full -cutoff wall lights
5. The renderings and the degree to which they accurately illustrate the submitted material samples
Staff recommends approval of the application with the following conditions:
1. Provide alternate brick samples for review.
2. Note that window glass specifications must be included the building permit submission.
0
IN OV AL 6EMART.E
Uepslrfmvul of COMALonity T}evclopment
-111 McLidire Road, I cilh Wing
C:hxrG,1[raslllr., Ylrgldda 229024596
Phone 1434) 296-5932 Fox (434) 97-2•41 N,
April 19- 20 LI)
Michael Myers, ?E, C17M
39 Seale, L.L.C.
R'! Makin Drive
Pnimyra VA 22%3
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The ikm2wrllref WSru PUNK ?VAS and p.rVrrry irr,•r2:hki Pf3 3' 1 y,�I
m-eas =wdr{q elisrr2x, ei�r.1 dnr urc'eed one h,5i.•_�uurC:rA'�'i 9
Ib, LLKSISe the plan in aFt,� eil kmeliur packing Iu[ eee1, e[ 2'6" raLIN17 A pizslueg
17. Confirr, appropriate sparci a Fos cha Arbor+itm and the IiQ.arl—t tree%.
18. Us the Arbarciiac as eN arum tees in the pinnl SchAula
9. 11nivide informa6w ie tale plan to confirm LhaT share a i_I la: sufF--iens apace for the ATbomk= to
Lhri- aT The vup;rf Elie -Lx613132 5rlVL
2Q. lnt x; ,he .; al'$j rod T..;,I.y and !Inryei Ii icu51 85 2.ti - caliper e[ plaa[idg.
2:. ilepleee th. Liii;kW ;r-il" lk, x ith WpF truly I:e2. I.Mi his c a 1.1.1- mature htighr LL,& will
when :ha anpearanv ofthe full hei¢sc afshe building, and ndjast trecslacingaccardinRly-
22. Ad,t Me scQwd p�nns hcalr_h dose x the plan: A:. 1 fff *xidga ?frree-, and sliimbs shall bz
.B,-.d 2. rrmFii —d 4e..L' jL',—1 m, e;dLa .e Autgld; the fuppirtg err 2rle, 2., i I AZi2ed. 3 " 61
f+Hd+rads t"? hr r,ran4rf rrl'ia:,KgJ21--d pn_ij to natl"f rise n♦-ru2l k:a.4i,' nr rke l,ianr.
You tee+' niberiA }our a,pplicasior. far eontinl:cd .FRB rc,ie- rrL y-aur mr1lc*c c n"racru 1ppl,nfi }o
Friend, rlicCkiis[s ruxL selLMelzs are avallaMe cn4w Psuun.dilbrmar!t.org'h1i13
Rirised drm,irt1,5 xldrKZK{nlr :he urmnrenh, !L,[ud d ,—xr,- rxyuitdd. hi—Je updaled A Ril i eYlsDw daie5
an each draw;at. dense provide n memn rnchlding de[uLleil TY Tr[Inr,Cl. mdTcariag iluw each ctinlnsenl 113s
4a:r. addressed. Tf,:hergeS ;Nher than d:xc rcgxrled h&� a been made, idanriiy those chnnR- ri the mernn
also. ligkl;g icidg die ehdmgcs aw sl,c d--awing u;t1 =alundine' or bx ocher slxans will fa iHm72 r,iom-and
am w'nnr1.
Jf tw hm a au}•ques[ious cDmcm-Lr S any of the abatire, pease feek free SP4?or,3Cf me
Srutzre25-
lowu fct Malsxew Ski
t-•hwf of I'Lenniae ei8dtee hianxeeme_Ic
43—w96-5 Z 0:'0
TnlndliSu saki ff.� lbemalfe.ur�
cc: The iowfis Of SL.ae field I [ordaa,: hm r'USDCLtIL'M
ID46i While Cra 1n Dri— 5u,le LDI
ChWon, VA 27124
File
UM:30W.1
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing /Revision
Date
Sheet #
Drawing Name
Drawing /Revision
Date
1
Cover Sheet
5/6/2019
-
Color architectural elevations
-
2
Ordinance tabulations
5/6/2019
1-5
Floor plans
5/6/2019
3
Proffers
5/6/2019
6
Garage/Retail Level Schematic Plan
5/6/2019
4
Geotechnical Engineering Notes
5/6/2019
1 7
East and West Elevations
5/6/2019
5
Construction Notes
5/6/2019
8
East Elevation
5/6/2019
6
Phase Plan
5/6/2019
9
North and South Elevation
5/6/2019
7
Existing Conditions & Demo Plan
5/6/2019
10
West Elevation
5/6/2019
8
Layout Plan
5/6/2019
1 of 3
Cross Section Exhibit — Key Plan
5/6/2019
9
Grading Plan
5/6/2019
1 2 of 3
Cross Section Exhibit — Cross Sections
5/6/2019
10
Private Street Plan and Profile
5/6/2019
3 of 3
Cross Section Exhibit — Bird's Eye View
5/6/2019
11
Parking Deck Site Plan and Utility Profiles
5/6/2019
12
Storm Sewer Profiles
5/6/2019
13
Drainage Divides
5/6/2019
14
Landscape Plan
5/6/2019
15
Landscape Calculations and Details
5/6/2019
16
ACSA Details
5/6/2019
17
Construction Details
5/6/2019
18
Lighting Plan
5/6/2019
19
Lighting Fixture Details
5/6/2019
11