HomeMy WebLinkAboutARB202100035 Staff Report 2021-04-27ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2021-35: Ivy Proper Final Site Plan
Review Type
Final Site Plan and Architecture Review
Parcel Identification
058A2-00-00-02000, 058A2-00-00-01400
Location
On the north side of Rt. 250 across from Ivy Depot Lane.
Zoned
Commercial (Cl)/Entrance Corridor (EC)
Owner/Applicant
Lenvic LLC/Timmons Group (Clint Shifflett), Building Management Co. (Reid Murphy)
Magisterial District
Samuel Miller
Proposal
To construct a 6,5000-sf office building and associated site improvements on approximately .87 acres.
Context
The subject property is comprised of two vacant parcels in the heart of the Ivy commercial area. Railroad tracks are located to the west, a residence converted to offices
and a gas station are to the east (Fig. 1) and commercial uses are to the south and west of Owensville Road. Properties zoned Village Residential are to the north and
southeast. Beyond the central commercial area, the Entrance Corridor is characterized by wooded frontages. (Fig. 2.)
Visibility
The proposed development will have maximum visibility from the Rt. 250 Entrance Corridor.
ARB Meeting Date
May 03, 2021
Staff Contact
Khris Taggart
PROJECT HISTORY
The ARB recommended approval without conditions of the initial site plan on November 16, 2020 and provided comments on the preliminary architecture during the January 19, 2021 meeting.
Figure 1: Street view of the railroad tracks to the west, the proposed site and the office building and gas station to the east.
Figure 2: County GIS map highlighting subject properties.
ANALYSIS
REF
GUIDELINE
COMMENTS 11/16/2020 &
ISSUES 5/3/2021
RECOMMENDATIONS 5/3/2021
1/19/2021
GENERAL, GUIDELINES
Purpose
1
The goal of the regulation of the design of
None.
Although the proposed design uses some contemporary features and
None.
development within the designated Entrance
overall has a contemporary appearance, it reflects the historic
Corridors is to ensure that new development
architecture of the area through the use of a series of simple forms,
within the corridors reflects the traditional
symmetrical distribution of parts, gabled roofs, and entrances topped
architecture of the area. Therefore, it is the
with canopies. Proposed materials were either used historically
purpose of ARB review and of these
(standing seam metal) or resemble those that were used historically in
Guidelines, that proposed development
the County (Hardie Panel, Nichiha Vintagewood). The design is
within the designated Entrance Corridors
expected to contribute to orderly and attractive development along the
reflect elements of design characteristic of
corridor.
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.
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.
3
New structures and substantial additions to
None.
Traditional architecture of the area is respected in the distribution of
None.
existing structures should respect the
building parts, the building forms, the scale, and the orientation to the
traditions of the architecture of historically
street.
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.
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.
9
Building forms and features, including
Provide samples for all proposed
Material samples have been provided. The samples confirm the Arctic
Revise the window/Nichiha groupings to
roofs, windows, doors, materials, colors and
colors.
White color proposed for most of the building exterior will starkly
achieve a more traditional appearance.
textures should be compatible with the
contrast with the colors proposed for the building's roof, canopy,
forms and features of the significant historic
Provide versions of the
panels, and door and window frames (various shades of dark
Further refine the detail between the wall
buildings in the area, exemplified by (but
perspective renderings without
bronze/black and dark brown), and with the nearby buildings. The one-
and roof edge and consider it within the
not limited to) the buildings described in
street trees.
story building height and gabled roof forms are compatible with the
context of the roof pitch.
Appendix A [of the design guidelines]. The
nearby commercial buildings. The white color and the minimal
standard of compatibility can be met
Consider revising the Arctic
detailing are non-traditional elements of the proposal that contrast with
through scale, materials, and forms which
White building color to a more
the more traditional form and scale of the building. A more muted
may be embodied in architecture which is
muted, earth -tone color.
color, such as the Cobblestone proposed for the dumpster enclosure,
contemporary as well as traditional. The
would be more consistent with the surroundings. (Fig. 3.)
replication of important historic sites in
Add notations to the line drawing
Albemarle County is not the objective of
elevations to clarify the
Perspective renderings without street trees have been provided, and
these guidelines.
distribution of windows and other
notations have been added to the line drawing elevations to clarify the
materials.
distribution of windows and materials. The renderings and notations
allow a clearer view of the EC -facing elevation. Along the elevation
Further refine the detail between
there are vertically oriented windows, some of which are placed
the wall and roof edge and
individually, and some of which are grouped into horizontal rectangular
consider it within the context of
configurations with the Nichiha Vintagewood panels. In the building's
the roof pitch.
end units, these windows /Nichiha groups turn the southern corners.
This grouping of elements does not have a traditional appearance.
5
It is also an important objective of the
None.
Guidelines to establish a pattern of
compatible architectural characteristics
An eave detail has been provided on sheet 28 to clarify the relationship
throughout the Entrance Corridor in order to
between the roof edge and the upper wall. At its farthest point, the
achieve unity and coherence. Building
standing seam roof extends 2%" beyond the face of the Hardie siding. A
designs should demonstrate sensitivity to
metal drip edge hangs below the standing seam and extends just below
other nearby structures within the Entrance
the top of a horizontal Hardie batten strip. The drip edge and batten
Corridor. Where a designated corridor is
strip provide approximately 4" of detail below the roof edge, which is
substantially developed, these Guidelines
minimal and doesn't appear to provide much visual relief or refinement.
require striking a careful balance between
Slight revisions have been made to the height and length of the hyphens
harmonizing new development with the
and to the distribution of windows and doors. The fenestration of the
existing character of the corridor and
center building bay facing the EC has been revised from a central door
achieving compatibility with the significant
flanked by single windows to a door offset to the east and a
historic sites in the area.
window/Nichiha combination (similar to those in the end units) to the
west. The off -center door placement is not traditional. The applicant
10
Buildings should relate to their site and the
surrounding context of buildings.
notes that the break in symmetry draws the eye to the gable. Staff
previously noted see #13 the blank quality of the gable ends.
11
The overall design of buildings should have
None.
As viewed from the EC street human scale is achieved by breaking the
None.
human scale. Scale should be integral to the
building length down into multiple parts of varying height and depth.
building and site design.
12
Architecture proposed within the Entrance
None.
The repetitive forms and symmetrical arrangement establish a cohesive
None.
Corridor should use forms, shapes, scale,
appearance for the building.
and materials to create a cohesive whole.
13
Any appearance of "blankness" resulting
Consider adding elements in the
No elements have been added in the gable ends of the building.
None.
from building design should be relieved
gable ends of the building.
using design detail or vegetation, or both.
14
Arcades, colonnades, or other architectural
None.
The building design uses two lower "hyphens" to connect the center
None.
connecting devices should be used to unify
gabled unit to the end units, resulting in an appropriate unified
groups of buildings within a development.
appearance.
15
Trademark buildings and related features
None.
The proposal does not appear to be a trademark design.
None.
should be modified to meet the
requirements of the Guidelines.
16
Window glass in the Entrance Corridors
Provide specifications on the
A window glass sample for the EC -facing elevation has been provided.
Add the standard window glass note to
should not be highly tinted or highly
proposed window glass. Provide
Based on visual inspection of the sample, the glass has no tinting.
the architectural drawings.
reflective. Window glass in the Entrance
samples, if tinted glass is
The standard window glass note has been added to the color renderings,
Corridors should meet the following
proposed.
but this is not noted on the architectural drawings.
criteria: Visible light transmittance (VLT)
shall not drop below 40%. Visible light
Add the standard window glass to
reflectance (VLR) shall not exceed 30%.
the architectural drawings.
Specifications on the proposed window
glass should be submitted with the
a lication or nal review.
Accessory structures and equipment
17
Accessory structures and equipment should
Show the location of mechanical
The architectural plans have been revised to show roof -mounted
None.
be integrated into the overall plan of
equipment (building and ground
mechanical equipment in the two "hyphens". Although the top of the
development and shall, to the extent
mounted) on the site and
units is higher than the top of the parapet wall, the difference is minimal
possible, be compatible with the building
architectural plans and show how
and the lower street elevation is expected to compensate such that the
designs used on the site.
it will be screened from the EC.
equipment won't be visible from the street.
18
The following should be located to eliminate
Revise the color (Arctic White)
The color of the dumpster enclosure has been revised to an earth -tone
None.
visibility from the Entrance Corridor street.
proposed for the dumpster
color (Cobblestone) in the color renderings; however, the dumpster
If, after appropriate siting, these features will
enclosure to a more muted, earth-
detail on sheet C 1.2 specifies Arctic White for the enclosure. The
still have a negative visual impact on the
tone color.
location has also been revised on the site plan to the west end of the
Entrance Corridor street, screening should be
parking area. In this location the dumpster enclosure will be screened
provided to eliminate visibility. a. Loading
from the EC by the building, but the material and color chosen provides
areas, b. Service areas, c. Refuse areas, d.
for a coordinated appearance.
Storage areas, e. Mechanical equipment,
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
Include the standard mechanical
The note is not present on the architectural drawings.
Include the standard mechanical
site plan and the architectural plan:
equipment note on the
equipment note on the architectural plans.
"Visibility of all mechanical equipment
architectural plans.
from the Entrance Corridor shall be
eliminated."
Lighting
22
Light should be contained on the site and
Provide a lighting plan with the
The lighting does not exceed .5 foot-candles over any public roadways
None.
not spill over onto adjacent properties or
next submittal.
or adjacent properties.
streets;
23
Light should be shielded, recessed or flush-
The lumen level for the bollard lighting has not been noted on the plan.
Note the lumen levels for the bollard
mounted to eliminate glare. All fixtures
The bollard does not appear to be a full cutoff fixture.
lighting on the plan. Fixtures that emit
with lamps emitting 3000 lumens or more
The manufacturer offers a cap for the wall -mounted fixtures to
3000 or more lumens must be full cutoff
must be full cutoff fixtures.
eliminate the up -light. Even with illumination less than 3,000 lumens,
fixtures.
limiting the fixtures to down -lighting would be appropriate give the
scale and character of the area.
Include a note on the lighting plan that the
wall fixtures will be down -lights only.
24
Light levels exceeding 30 footcandles are
The photometric plan shows lighting levels that exceed 40 fc, well
Reduce illumination so that the maximum
not appropriate for display lots in the
above the Guideline's maximum. A 20 fc maximum would be
footcandle value does not exceed 20 fc.
Entrance Corridors. Lower light levels will
appropriate given the scale and character of the area. Also, the plan
apply to most other uses in the Entrance
does not include the LLF of the proposed fixtures.
Revise the photometric plan using an LLF
Corridors.
of 1.0 for all fixtures and indicate the LLF
on the plan.
25
Light should have the appearance of white
The building -mounted lighting is to have a color temperature
Revise the pathway bollards and pole -
light with a warn soft glow, however, a
approximating warm white (3000K) but the pathway bollards and pole-
mounted lighting to soft, wane white
consistent appearance throughout a site or
mounted lighting have a color temperature approximating neutral white
(3000K).
development is required. Consequently, if
(4000K).
existing lamps that emit non -white light are
to remain, new lamps may be required to
match them.
26
Dark brown, dark bronze, or black are
The color of the pathway, wall and pole -mounted fixtures has been
None.
appropriate colors for free-standing pole
indicated as black on the cutsheets.
mounted light fixtures in the Entrance
Corridors.
27
The height and scale of freestanding, pole-
A note on the lighting plan states that the maximum height (18') of the
None.
mounted light fixtures should be compatible
pole -mounted fixtures includes a 2' base.
with the height and scale of the buildings
and the sites they are illuminating, and with
the use of the site. Typically, the height of
freestanding pole -mounted light fixtures in
the Entrance Corridors should not exceed 20
feet, including the base. Fixtures that exceed
20 feet in height will typically require
additional screening to achieve an
appropriate appearance from the Entrance
Corridor.
28
In determining the appropriateness of
lighting fixtures for the Entrance Corridors,
the individual context of the site will be
taken into consideration on a case by case
basis.
29
The following note should be included on
The note is not present on the lighting plan.
Add the standard lighting note to the
the lighting plan: "Each outdoor luminaire
lighting plan.
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."
31-32
Guidelines for the Use of Decorative
Provide a lighting plan with the
No decorative landscape lighting is proposed.
None.
Landscape Lighting
next submittal.
Landscaping
7
The requirements of the Guidelines
Provide a complete plant schedule
The frontage landscaping includes large shade trees (European
Revise the plant schedule to specify a
regarding landscaping are intended to
with the next submittal.
Hornbeam) with ornamental trees (Eastern Dogwood) interspersed. The
large shade tree with an upright,
reflect the landscaping characteristic of
surrounding context of landscaping along this corridor is largely
pyramidal shape.
many of the area's significant historic sites
Provide confirmation that
characterized by more natural and informal planting arrangements. The
which is characterized by large shade trees
easements will not conflict with
proposed planting, while more formal in nature, is more suited to the
and lawns. Landscaping should promote
the proposed/required
commercial uses in the immediate area and helps to integrate the
visual order within the Entrance Corridor
landscaping.
building into the surrounding landscape.
and help to integrate buildings into the
existing environment of the corridor.
The proposal includes relocating a portion of the existing overhead
power line to run along a portion the southern and western perimeters
8
Continuity within the Entrance Corridor
should be obtained by planting different
of the site. The three Hornbeams shown near the southwest corner of
types of plant materials that share similar
the building may eventually conflict with the overhead lines due to their
characteristics. Such common elements
spread (30'-40') once mature. A Hombeam cultivar with an upright,
allow for more flexibility in the design of
pyramidal shape would potentially have less conflict with the overhead
structures because common landscape
line.
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:
None.
There are no interior roads in this site plan.
None.
a. Large trees should be planted parallel to
all interior roads. Such trees should be at
least 2'/z 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.
34
Landscaping along interior pedestrian ways:
None.
The site plan has been revised to show a walkway along the southern
None.
a. Medium trees should be planted parallel
side of the building in addition to the walkways along the north and east
to all interior pedestrian ways. Such trees
sides shown on the previous plan. EC frontage trees double as
should be at least 2'/z inches caliper
pedestrian way trees on the south side, but no trees are proposed along
(measured six inches above the ground) and
the other paths.
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:
Provide a complete plant schedule
A complete plant schedule has been provided.
Revise the landscape plan to replace the
a. Large trees should align the perimeter of
with the next submittal.
ornamental tree near the southeast comer
parking areas, located 40 feet on center.
The planting area on the east side of the site has not been increased, but
of the site with a large shade tree.
Trees should be planted in the interior of
Adjust the site layout to provide
the ornamental tree at the middle of the row of shrubs — the one with
parking areas at the rate of one tree for
sufficient planting area for large
the greatest potential for conflict with the neighboring building — has
every 10 parking spaces provided and
shade trees along the eastern
been eliminated. The full footprint of that neighboring building is not
should be evenly distributed throughout the
perimeter of the parking lot.
shown on the plan, but it appears that there will be sufficient space for
interior of the parking area.
the northern ornamental tree, and likely enough space for a large tree to
b. Trees required by the preceding
Submit a construction/landscape
replace the ornamental near the south end.
paragraph should measure 2% inches caliper
easement for any parking or
(measured six inches above the ground);
landscaping that are proposed off-
The landscape plan has been revised to show a construction/landscape
should be evenly spaced; and should be of a
site.
easement for the parking/landscaping shown off -site.
species common to the area. Such trees
should be planted in planters or medians
Provide trees at the west end of
Trees have been provided along the western perimeter of the site and
sufficiently large to maintain the health of
the parking lot and shrubs at the
shrubs have been provided at the base of the retaining walls.
the tree and shall be protected by curbing.
base of the northern retaining
c. Shrubs should be provided as necessary
wall.
to minimize the parking area's impact on
Entrance Corridor streets. Shrubs should
measure 24 inches in height.
36
Landscaping of buildings and other
None at this time.
The building is set back approximately 11.2' to 15.4' from the property
None.
structures:
line along Rt. 250. Consequently, the EC frontage trees will be planted
a. Trees or other vegetation should be
fairly close to the building and will also serve as building landscaping.
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. Shrubs should measure at
least 24 inches in height.
37
Plant species:
Provide a complete plant schedule
The proposed plants are on the recommended species list.
None.
a. Plant species required should be as
with the next submittal.
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.
IL
38
Plant health:
Add the standard landscaping
The standard landscape note has been added to the landscape plan.
None.
The following note should be added to the
note to the landscape plan.
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 theplant."
Development pattern
Site development and layout
6
Site development should be sensitive to the
Show existing trees on the
The existing tree lines are shown on the existing conditions plan.
None.
existing natural landscape and should
existing conditions plan.
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
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.
n
39
The relationship of buildings and other
None.
The site is accessed from Rt 250. The travelway and parking areas have
None.
structures to the Entrance Corridor street
an organized pattern.
and to other development within the
corridor should be as follows:
The proposed office building is situated parallel to the EC. While the
a. An organized pattern of roads, service
front of the building will face the interior of the site (north), the south
lanes, bike paths, and pedestrian walks
side of the building has been designed to appear as a fully designed
should guide the layout of the site.
facade. In addition, both side elevations, which are visible from the EC
b. In general, buildings fronting the
street, achieve appropriate form and scale.
Entrance Corridor street should be parallel
to the street. Building groupings should be
There are no existing pedestrian ways along this frontage. The parking
arranged to parallel the Entrance Corridor
area is proposed to be connected to the adjacent parking area to east.
street.
c. Provisions should be made for
The site is wooded and most of the wooded area will be removed to
connections to adjacent pedestrian and
accommodate the development.
vehicular circulation systems.
d. Open spaces should be tied into
Views around the site are not expected to be negatively impacted.
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
Revise the proposed retaining
The retaining wall material has been revised to an earth -tone color
None.
relationship of the site to surrounding
wall color to a muted, earth -tone
(James River) that helps to integrate the walls into the site. The length
conditions by limiting the use of retaining
color that will help integrate the
of the walls has also been revised so that they do not extend past the
walls and by shaping the terrain through the
walls into the site.
building. Landscaping has also been added to the base of the retaining
use of smooth, rounded landforms that blend
wall located north of the parking area to integrate it into the site.
with the existing terrain. Steep cut or fill
12
sections are generally unacceptable. Proposed
Provide landscaping at the base of
contours on the grading plan shall be rounded
the visible retaining walls to
with a ten -foot minimum radius where they
integrate them into the site.
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 ten -aced and planted to blend with the
landscape.
41
No grading, trenching, or tunneling should
Coordinate the tree line that is to
The tree line that is to remain has been coordinated throughout the site
None.
occur within the drip line of any trees or other
remain throughout the site plan.
plan.
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
None.
There are no above -ground stormwater features proposed.
None.
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 frilly
integrated into the landscape. They should
not have the appearance of engineered
features.
44
Natural drainage patterns (or to the extent
required, new drainage patterns) should be
incorporated into the finished site to the
extent possible.
13
Arctic White > Cobble Stone >
Navajo Beige >
Monterey Taupe > Khaki Broum >
Pearl Gray > Light Mist > Gray Slate > Night Gray > Boothbay Blue > Evening Blu-
Aged Pewter > Iron Gray > Mountain Sage >
Figure 3: Hardie Siding Colors.
14
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The Arctic White color proposed for the building.
2. Landscaping along the eastern perimeter of the parking area.
3. The detail between the wall and roof edge.
4. The visibility of the mechanical equipment from the EC.
Staff recommends approval of the final site plan with the following revisions:
1. Revise the window/Nichiha groupings to achieve a more traditional appearance.
2. Further refine the detail between the wall and roof edge and consider it within the context of the roof pitch.
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. Include the standard mechanical equipment note on the architectural plans: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated."
5. Note the lumen levels for the bollard lighting on the plan. Fixtures that emit 3000 or more lumens must be full cutoff fixtures.
6. Include a note on the lighting plan that the wall fixtures will be down -lights only.
7. Reduce illumination so that the maximum footcandle value does not exceed 20 fc.
8. Revise the photometric plan using an LLF of 1.0 for all fixtures and indicate the LLF on the plan.
9. Revise the pathway bollards and pole -mounted lighting to soft, warn white (3000K).
10. Add the standard lighting note to the lighting plan: "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a frill 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. Revise the plant schedule to specify a large shade tree with an upright, pyramidal shape.
12. Revise the landscape plan to replace the ornamental tree near the southeast comer of the site with a large shade tree.
15
ATTACHMENTS
• Attach 1: ARB2021-35: Ivv Proper Final Site Plan
• Attach 2: ARB2021-35: Ivy Proper Architectural Drawings
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing/Rev sion Date
Ivy Proper Final Site Plan
3/16/2021
CS.1
Cover Sheet
C0.0
Cover
C1.0
Notes and Details
Cl.l
Notes and Details
C1.2
Notes and Details
C2.0
Existing Conditions and Demolition Plan
C4.0
Layout Plan
C4.1
Sight Distance Profiles
C4.2
Maintenance of Traffic Plan
C4.3
Maintenance of Traffic Plan
C5.0
Grading Plan
C6.0
Conceptual SWM Plan
L1.0
Landscape Plan
E1.0
Photometric Plan
E2.0
Lighting Cut Sheets
AL I
Roof and Floor Plan
A2.1
Elevations
A6.1
Window and Door Schedule
Ivy Proper Color Renderings Booklet
3/22/2021
1
Cover
lE
2-3
Table of Contents
4-5
Project Description
6
Vicinity Ma
7
Context Images
8
Existing Approach: Eastbound Ivy Road
9
Proposed Approach: Eastbound Ivy Road
10
Existing Avvroa& Westbound Ivy Road
11
Proposed Approach: Westbound Ivy Road
12
Existing Approach: Ivy Depot Road
13
Proposed Approach: Ivy Depot Road
14
Site Plan
15
Landscape Plan
16
View from Ivy Road looking Northwest
17
View from across Ivy Road looking Northeast
18
Illustrative Landscape Plan
19
Proposed Plantings
20
Proposed Exterior Finishes
21
Proposed Exterior Finishes
22
Views without Vegetation
23
Architectural Elevations
24
Proposed Mechanical Location and Screening
25
Proposed Retaining Wall Materials and Plantings
26
Lighting Plan and Illumination Details
27
Lighting Plan and Illumination Details
28
Proposed Eave Detail
29
Dum ster Relocation
30
Revision to Architecture
17