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Home My WebLink AboutZMA200600008 Code of Development 2008-06-25Code of Development Berkmar Business Park North, Albemarle County Virginia Stonehaus Development 2421 Ivy Road Charlottesville, VA 22903 Submitted 2/19/2008 Revision 4/21/2008 Revision 6/4/2008 Revision 6/23/2008 BBP North Code of Development June 23, 2008 Albemarle County Neighborhood Model District Berkmar Business Park Code of Development Table of Contents N General Project Information ...................................... ..............................3 II General Development Plan ....................................... ..............................4 III Block Characteristics ................................................ ..............................5 IV Table of Uses by Block ............................................. ..............................5 Developed Square Footage Proposed (Section 20A.5.b and 20A.5.c).......8 V Affordable Units by Type and Block .............................. ..............................9 VI Green Space and Amenities ....................................... .............................10 VIIArchitecture ............................................................ .............................12 VIII Landscape Treatments ............................................. .............................13 IXSpatial Enclosure ..................................................... .............................14 X Lot & Building Height Regulations ............................... .............................15 XI Primary and Secondary Development Areas ................. .............................16 XII Features to be Preserved .......................................... .............................17 XIII. Descriptions of Methods to be used for Stormwater Management .................. XIV Street Cross Section ............................................. ............................... N BBP North Code of Development June 23, 2008 Albemarle County Neighborhood Model District Berkmar Business Park North Code of Development I. General Project Information A. Name of Project — Berkmar Business Park North B. TMP(s) — 45 112, 112E and Part 45- 112G C. Description of Project — Berkmar Business Park North (BBP North) will be a mixed office and retail commercial development, with the opportunity for residential uses. BBP North is distinguished by its investment in urban block infrastructure that establishes a new development pattern in a primarily suburban context and creates a platform for long -term sustainable development on this site. D. Maximum number of residential units is 190 and maximum square footage of non - residential uses is 275,000 sf. 3 BBP North Code of Development II. General Development Plan Z O Z a Y � Z � a w V) p Z J w m � J LU Y w Z w M 0 W J Q ■ ■ ■ ■ ■�■ �' ;� ,R z VMS;& I I L IIII [ IIIIIIIIIIII I IIIIIIII M I m [ ■ I I i 2 [ ZO a m ■ 111 ■ r ■ 4000, 1000 W ■ 0000' Y f 0• June 23, 2008 W w G � J J V W W V ■ rd W M � Z q r N Z W } � W Q w d Z g 7 O �u w L�Wu Z Y Z ¢ Z S2 � 0 rd BBP North Code of Development III. Block Characteristics June 23, 2008 Each block within the BBP North development is designed to accommodate commercial or mixed use development in a variety of potential configurations. Blocks 1 and 2 are roughly similar in dimension and meant to accommodate buildings on both the Berkmar Drive frontage as well as the parallel secondary street and /or the northernmost perpendicular road adjacent to Block 2. Blocks 3 and 4 are half blocks designed to accomodate narrower building footprints and uses with lower parking demand. If parking garages are constructed, they will be at the location shown on Plan Option 4 of the application or within secondary development areas (as shown on the General Development Plan) if primary areas are built to a higher density than can be surface parked within the designated parking zones. IV. Table of Uses by Block (Section 20A.5.a., 20A.5.e., 20A.5.f., 20A.5.i.1., and 20A.5.i.2. The table below establishes the permitted uses, the special uses, and prohibited uses by block. The letter "P" symbolizes uses permitted by- right. The letters "SP" symbolize uses allowed by special use permit only. The lack of either symbol means that the use is prohibited in the block. Immediately following the table is a list of any requirements or restrictions associated with each use, in accordance with Section 20A.6.i.2. Permitted /Prohibited Uses by Block Residential Uses Block Numbers 1 12 3 4 Semi - detached and attached single family (duplexes, triplexes, townhouses) P P P P Multi- family P P P P Assisted Living P P P IP Accessory uses and buildings including storage buildings P P P P Rest home, nursing homes, or convalescent homes P P P P Non - Residential Uses Administrative, professional offices P P P P Antique, gift, jewelry, notion and craft shops P P P P Athletic facility P P P P Auction houses P P P P Barber, Beauty shops P P P P Church P P P P Clothing, apparel and shoe shops 1P 1P 1P 1P BBP North Code of Development June 23, 2008 Clubs, lodges, civic, patriotic P P P P Commercial recreation establishments. Bowling alleys, pool halls and dance halls are prohibited. P P P P Community Center P P P P Convenience store P IP P IP Day care, child care, or nursery facility P P P P Department store P P P P Drive - through windows serving or associated with permitted uses SP SP SP SP Drug store, pharmacy P P P P Eating establishment P IP P IP Farmers' Market P P P P Financial Institutions P P P P Florist P P P P Food and grocery stores including such specialty shops as bakery, candy, milk dispensary and wine and cheese shops. P P P P Furniture and home appliances sales and service P P P P Hardware store P P P P Health club and /or spa P P P P Home Occupation Class A P P P P Homes for developmentally disabled persons P P P P Hospitals P P P P Hotels, motels and inns P P P P Indoor athletic facilities P P P P Indoor theaters P P P P Laundries, dry cleaners P P P P Libraries, museums P P P P Light Warehousing P P P P Medical center P IP P P Musical instrument sales P P P P New automotive parts sales P P P P Newsstands, magazines, pipe and tobacco shops P P P P Office and business machines sales and service P P P Optical goods sales P P P P Outdoor eating establishment or cafe ]JID P P P P Outdoor storage, display and /or sales serving or associated with a by -right permitted use, if any portion of the use would be visible from a travelway SP ISP ISP SP Photographic goods sales P P P P Private schools P P P P Professional offices, including medical, dental and P P 1P P BBP North Code of Development June 23, 2008 optical School of special instruction P P P P Sporting oods sales P P P P Stand alone parking and parking structures P P IP Stormwater management facilities shown on an approved final site plan or subdivision plat P P P P Tailor and /or seamstress P P P P Tier I and /or Tier II personal wireless facility P P P P Temporary construction uses P IP P IP Tourist Lodging P P P P Veterinary office and hospital P P P P Visual and audio appliances sales P P P P Wayside stands — vegetable and agricultural produce P P P P Electric, gas, oil and communication facilities excluding tower structures and including poles, lines, transformers, pipes, meters and related facilities for distribution of local service and owned and operated by a public utility. Water distribution and sewerage collection lines, pumping stations and appurtenances owned and operated by the Albemarle County Service Authority. P P P P Public uses and buildings including temporary or mobile facilities such as schools, offices, parks, playgrounds and roads funded, owned or operated by local, state or federal agencies (reference 31.2.5); public water and sewer transmission, main or trunk lines, treatment facilities, pumping stations and the like, owned and /or operated by the Rivanna Water and Sewer Authority (reference 31.2.5; 5.1.12) P IP P P Restrictions /Requirements associated with Uses Above: Parking structures shall include architectural features to shield headlights from shining into adjacent residential uses. Additionally, any required ventilation for parking structures shall be directed away from residential uses or amenity areas. 7 BBP North Code of Development June 23, 2008 Developed Square Footage Proposed (Section 20A.5.b and 20A.5.c) Density, Housing Type and Non - Residential Use by Block Max. Block Approx. Min. Max. Gross Min Max Non - Block Size Dwelling Dwelling Density Non -res. res. Sq. Max Retail Block acres Units Units DU /Acre Housing Types S . Ft. Ft. S . Ft. Will be all semi - attached, all attached, all multi - family, all multi- family above non - residential uses, or Block 1 2 Acres 0 73 37.5 a mixture of any of the above. 20,000 100,000 10,000 Will be all semi - attached, all attached, all multi - family, all multi- family above non - residential uses, or Block 2 2 Acres 0 73 37.5 a mixture of any of the above. 20,000 100,000 10,000 Will be all semi - attached, all attached, all multi - family, all multi- family above non - residential uses, or Block 3 .6 Acres 0 15 30 a mixture of any of the above. 5,000 25,000 2,500 Will be all semi - attached, all attached, all multi - family, all multi- family above non - residential uses, or Block 4 1 Acre 0 29 30 a mixture of any of the above. 10,000 50,000 5,000 Total 5.6 Acres 0 1901 341 55,000 275,000 27,500 Notes: 1) Parking requirements will be determined at time of site plan. The number of parking spaces shown on the illustrative plan only reflects parking requirements for office use. BBP North Code of Development V. Affordable Units by Type and Block Block Minimum and maximum number of units Minimum Affordable Dwelling Units Maximum Affordable Dwelling Units Housing Types Block 1 0-75 15% 75 All allowable within block Block 2 0 -75 15% 75 All allowable within block Block 3 0 -15 15% 15 All allowable within block Block 4 0 -25 15% 25 All allowable within block Total 0 -190 15%1 190 June 23, 2008 BBP North Code of Development June 23, 2008 VI. Green Space and Amenities (Section 20A.5.d., Section 20A.5.i.7., and 20A.5.i.10.) At least one pedestrian oriented outdoor gathering space shall be provided per block and it shall be of the minimum size indicated in the table on the following page. These spaces shall be adjacent to the buildings, proximate to an entrance, and along a pedestrian connection. Outdoor furnishings shall be a combination of items such as, outdoor seating, outdoor tables, bike racks and litter receptacles. Additional outdoor amenities, such as but not limited to planters, tree guards, fountains, and sculptures are allowed. BERKMAR BUSINESS PARK NORTH GREEN SPACE/ AMENITY • ` ; I BLOCK3 "b..nd. KEY ® AMENITYAREA PRIMARY STREETS REZONING BOUNDARY BLOCK BOUNDARIES SECONDARY STREETS PARIUNG ZONES PEDESTRIAN ROUTES MEMO LEVEL ONE SPATIAL ENCLOSURE 111111111 LEVELTWO SPATIAL ENCLOSURE 10 1 BLOCK 1 B BLOCK PLANETFUN 1 P BUILDING a a ` `` 1 I I I II 111111 •� 10 BBP North Code of Development June 23, 2008 Illustrative rendering of a conceptual amenity area between buildings, mid - block. Minimum Green Space, Civic Areas, and Amenity Areas by Block Amenity Green Area - Min. Space -Min. Amenity /Green Space Sq. Ft. Amenities Sq. Ft. Elements Block 1 4 benches or 4 tables w /chairs Plaza, landscaped beds, or any grass, urban hedges, Outdoor Gathering Spaces combination of Shade & Expanded sidewalk Areas 2,200 the above 13,000 ornamental trees Block 2 4 benches or 4 Plaza, landscaped beds, tables w /chairs grass, urban hedges, or any Shade & Outdoor Gathering Spaces combination of ornamental trees Expanded Sidewalk Areas 2,200 the above 13,000 11 BBP North Code of Development June 23, 2008 Block 3 3 benches or 3 Plaza, landscaped beds, tables w /chairs grass, urban hedges, or any Shade & Outdoor Gathering Spaces combination of ornamental trees Expanded Sidewalk Areas 1,000 the above 4,000 Block 4 3 benches or 3 tables w /chairs Plaza, landscaped beds, or any grass, urban hedges, Outdoor Gathering Spaces combination of Shade & Expanded Sidewalk Areas 1,100 the above 6,500 ornamental trees Total 6,500 36,500 Note: If multi - family units are built, recreational amenities as required by the Zoning code or alternative equivalents as approved by the Director of Planning shall be constructed. If alternate equivalent recreational amenities interior to the building being constructed are not approved by the Director of Planning, area(s) adjacent to the multi - family buildings shown for buildings or parking shall be replaced with outdoor recreational facilities, as approved by the Director of Planning VII. Architecture (Section 20A.g. 1, 25 35 45 55 6) 1. The form, massing, and proportions of structures - Windows shall be used on exterior walls of each floor to indicate a change in stories. Ground floor facades facing public streets shall utilize appropriate scale windows, awnings and /or fagade treatments to provide a pedestrian friendly retail environment. 2. Architectural styles — AII architectural styles are allowed for buildings in Berkmar Business Park. 3. Materials, colors, and textures — The primary materials of all buildings shall be a masonry material. Examples of acceptable masonry materials are brick, concrete block (split -face or smooth), stucco, and fiber cement siding (panel or lap). On the first floor of a building, storefront glass is an acceptable alternative to a primary masonry exterior. 4. Roof form and pitch — 12 BBP North Code of Development June 23, 2008 Both pitched roofs and flat roofs are appropriate. Roof style shall be appropriate to the architectural style of the building. 5. Architectural ornamentation — Architectural ornamentation shall be appropriate to the style of the building. Ornamentation shall be used around window and storefront openings, at transitions between floors, at the entrance to the building, and at the cornice. 6. Fagade treatments, including window and door openings — Window and door openings shall be arranged in a balanced manner. No building fagade facing a street shall extend for more than 100 feet in the same plane. The minimum change in plane shall be 6 feet and the cumulative total length of the change in plane shall extend for no less than 20% of the length of the building fagade. Covenants shall be recorded for the property and an Architectural Review Board for the Association will be established to enforce the preceding architectural guidelines. Prior to requesting a building permit, a letter of compliance from the BBP ARB will be required. Additionally, a letter of final compliance from the BBP ARB will be required prior to occupancy of the building. VIII. Landscape Treatments (Section 20A.g.7.) in addition to the landscaping requirement of the Albemarle County Zoning Ordinance, the following minimum landscaping shall be provided: Area Specific Plant Spacing Special Conditions Location Type Street Along Large 1 no less Street Tree species may vary Frontage Berkmar Dr. shade tree than every within the same street but 50 feet should have a similar shape, canopy and height. Street Proposed Large or 1 no less Street Tree species may vary Frontage Connector Medium than every within the same street but Rd. between shade tree 40 feet should have a similar shape, Berkmar Dr. canopy and height. and 29 Street Interior Large or 1 every 40 Street Tree species may vary Frontage private roads medium feet or no within the same street but shade tree fewer than should have a similar shape 6 trees per canopy and height. block Street Primary Shrubs Minimum Foundation plantings shall be Frontage Building and /or 6 per provided wherever green entrance & ornamental entrance. space abuts building and shall facade trees be a minimum of 4' in width. 13 BBP North Code of Development June 23, 2008 Restrictions /Requirements Associated with Standards Above (1) Species must conform to the Albemarle County ARB Landscape Plant Standards. (2) All shade trees shall be a minimum of 3" in caliper at the time of planting. All ornamental trees shall be 6 -8 feet tall at planting. IX. Spatial Enclosure The concept of Spatial Enclosure consists of three components: how far the buildings are set back from the street, how tall the buildings are that line the street, and how much of the street frontage is filled in with buildings and /or other structures that help create a sense of enclosure. The establishment of build -to lines and building height restrictions define the first two parts of this equation. The landscape standards ensure that street trees will line every street. Streets have been identified as primary and secondary as have development areas within the site. This hierarchy should insure that the important elements of spatial enclosure are achieved in the most important areas first in order to limit impacts of surface parking lots. To this end, the General Development Plan identifies two levels of spatial enclosure: 1. Level 1 Spatial Enclosure — A minimum of 60% of the street frontage, as measured from the road centerline of the cross street at one end of the block to the centerline of the cross street at the other end, shall have buildings along it. When there is no cross street to make the measurement from, the rezoning boundary shall be used as the equivalent of a cross street road centerline for purposes of making this measurement. Except on Berkmar Dr, where no at -grade parking lots are allowed, up to 1/3 of the required building frontage can be walls or solid fences no less than 36 inches high. Walls or fences shall be constructed to run parallel to the street and within the build -to line. Any building fagade which parallels the street and is set back from the right -of -way less than 35 feet shall be included in the spatial enclosure calculation. 2. Level 2 Spatial Enclosure — A minimum of 15% of the street frontage as measured from the road centerline of the cross street at one end of the block to the centerline of the cross street at the other end, shall 14 Trash, Evergreen Adequate Enclosure provided through HVAC Shrubs to provide fencing or screening plants to and/or screening the standards for fencing and trees when screening plants in the Zoning mature. Ordinance. Restrictions /Requirements Associated with Standards Above (1) Species must conform to the Albemarle County ARB Landscape Plant Standards. (2) All shade trees shall be a minimum of 3" in caliper at the time of planting. All ornamental trees shall be 6 -8 feet tall at planting. IX. Spatial Enclosure The concept of Spatial Enclosure consists of three components: how far the buildings are set back from the street, how tall the buildings are that line the street, and how much of the street frontage is filled in with buildings and /or other structures that help create a sense of enclosure. The establishment of build -to lines and building height restrictions define the first two parts of this equation. The landscape standards ensure that street trees will line every street. Streets have been identified as primary and secondary as have development areas within the site. This hierarchy should insure that the important elements of spatial enclosure are achieved in the most important areas first in order to limit impacts of surface parking lots. To this end, the General Development Plan identifies two levels of spatial enclosure: 1. Level 1 Spatial Enclosure — A minimum of 60% of the street frontage, as measured from the road centerline of the cross street at one end of the block to the centerline of the cross street at the other end, shall have buildings along it. When there is no cross street to make the measurement from, the rezoning boundary shall be used as the equivalent of a cross street road centerline for purposes of making this measurement. Except on Berkmar Dr, where no at -grade parking lots are allowed, up to 1/3 of the required building frontage can be walls or solid fences no less than 36 inches high. Walls or fences shall be constructed to run parallel to the street and within the build -to line. Any building fagade which parallels the street and is set back from the right -of -way less than 35 feet shall be included in the spatial enclosure calculation. 2. Level 2 Spatial Enclosure — A minimum of 15% of the street frontage as measured from the road centerline of the cross street at one end of the block to the centerline of the cross street at the other end, shall 14 BBP North Code of Development June 23, 2008 have buildings along it. When there is no cross street to make the measurement from, the rezoning boundary shall be used as the equivalent of a cross street road centerline for purposes of making this measurement. In addition, if surface parking is located within 10 feet of the edge of Right -of -Way of a secondary street, then the Owner shall provide a minimum of a 36 inch high wall or solid fence or a hedge along the entire length of the parking area. To comply, urban hedges must be a minimum of 24 inches high at the time of installation and no less than 36 inches at maturity, with an on- center spacing of no more than 4 ft. Shrub species must be selected from the Albemarle County ARB plant standards for Screening Shrubs or Street Shrubs. When a hedge is provided the spatial enclosure requirement for that block shall be considered to have been satisfied. The Owner may phase the development within each block. The ultimate goal shall be to achieve 60% enclosure on all public streets. X. Lot and Building Height Regulations (Section 20A.5.i.3, 45 5) Building Lot Front Side Rear Min /max Max Type Width Build -to- Setback Setback stories Bldg Lines Height Single 16-60 5-12 0 3 2 - 4 55 family attached Multi-family n/a 3-15 4 3 2-4 60 Accessory n/a (1) 3 3 1 -2 25 structures Mixed Use n/a 1 —15 3 0 1 -5 65 Non- n/a 1— 15 0 0 1- 5 65 residential Note:. Build -to lines are to be measured from the R.O.W. Restrictions /Requirements associated with Standards Above (1) Accessory structures are not allowed between the building and the street. (2) Porches (1 & 2 story), porch stairs, decks, balconies, bay windows, raised dooryards, entrance stoops, planters, chimneys and other similar structures are permitted to extend in an attachment zone (i.e., the area in front of the build -to line) by no more than four feet. Under 15 BBP North Code of Development June 23, 2008 no circumstances may these structures extend into the VDOT right -of- way. (3) The minimum height of buildings fronting on Berkmar Drive shall be 20'. For buildings fronting on Berkmar Dr, which are 1 -2 stories in height, the build -to range shall be 1 -10 ft. For buildings fronting on Berkmar Dr, which are 3 -4 stories in height, the build -to range shall be 5 -15 ft. For buildings fronting on Berkmar Dr, which are 5 stories in height, the build to range shall be 10 -20 ft. XI. Primary and Secondary Development Zones The General Development Plan identifies Primary and Secondary Development zones. These zones are defined as follows- 1 . Primary Development Zones are defined as those zones within which buildings should be constructed first and in which buildings 20 feet in height or greater are required. In addition, Primary Development Zones shall have a spatial enclosure of no less than 60% as defined in section IX above. In the event that development in a Primary Development Zone exceeds the density that can be surface parked within designated parking zones, and on- street parking spaces, then additional surface or structured parking may be constructed in Secondary Development Zones to accommodate the parking demand within the Primary Development Zone. At no time shall surface parking be allowed in a Primary Development Zone. 2. Secondary Development Zones are those zones which are intended to be built out after the Primary Development zones. The scale and height in the Secondary Development Zones should be consistent with the Primary Development Zones unless limited by parking availability. Secondary Development Zones may be used for parking if required to support density and scale in the Primary Development Zones. The Owner shall have the right to construct parking (surface or structured) in any Secondary Development Area to support the parking requirement of a building in a Primary Development Zone. The Owner shall have the right to construct a building in a Secondary Development Zone, in a block, prior to construction of a building in a Primary Development Zone of a block, provided that at no time shall surface parking be allowed in a Primary Development Zone. 16 BBP North Code of Development June 23, 2008 XII. Features to be Preserved (Section 20A.g.8., 20A.i.8.) A. Existing Historic Structures — none B. Historic /Archeological Sites — none C. Preservation Areas — none D. Conservation Areas — none E. Method of preservation — N/A XIII. Descriptions of Methods to be used for Storm Water Management The Regional Kegler detention basin serves multiple parcels and properties receiving a total drainage area of 75.46 acres (See "Existing Kegler's Detention Basin Stormwater Analysis ", by Kelsey 1994). The Berkmar site is included in this drainage area and is 9.25 acres in size. This site is split between a by -right use (approx. 3.57 acres) and the portion that rezoning is currently being proposed for in this submittal (approx. 5.68 acres). The modification of the pond proposed here addresses the entire site (9.25 acres) for detention purposes, while water quality measures would be handled on -site and separately for the by -right and rezoning portion. The original design of the basin assumed that the entire Berkmar site (excluding parcel 112E of 1.74 acres) would be developed to the maximum imperviousness permitted (C = 0.8). The proposed modifications to the Regional Kegler basin have been updated from the previous study and re- zoning submittal, dated 11- 06 -07, to reflect conditions reported by a ground survey that has since been conducted. The original analysis and submittal was based on, what is believed to be, an aerial survey. The surface areas and volumes resulting from the ground survey more closely match the surface areas and associated volumes reported by Kelsey in 1994 (within 5 %) and is used here for calibration. In addition, the inverts provided in the recent (Feb 08) ground survey are used here, as they provide the most up -to -date information. The results presented in this study provide an estimation of the approximate water levels and discharges for the 2, 10 and 100 year storms. For this study, a model was calibrated and compared to the results of the Kelsey 1994 study. The proposed changes were then analyzed. The changes include: 1.) providing 3:1 slopes throughout the basin starting below the 472 contour, creating an additional 100,236 cf (3712 CY) of storage and 2.) replacing the existing 18" diameter with a 15" diameter orifice. The approximate volume needed to detain the 2 year storm for the entire Berkmar site and for the 10 year storm for parcel 112E would be approximately 10,677 cf and 3,841 cf, respectively. It is not possible at this time to know whether it will be feasible to excavate below the current bottom pond level (455 ft) located at the invert of the 10 year orifice, until a 17 BBP North Code of Development June 23, 2008 geotechnical study is performed. For this study, it is assumed that bedrock exists at the bottom of the basin and that all excavation will need to be performed laterally above the bottom floor level. The preliminary results show that there is enough capacity in the pond with the proposed modifications to contain the 2 year storm for the subject region and for the 10 year storm for the 112E parcel. Additionally, it was found that the water levels for the 10 and 100 year water levels would exceed the water levels that would occur without the modifications to the pond by no more than 4 inches. The 100 year water level, reported by Kelsey would occur at an elevation of approx. 473.24 ft., while with the proposed pond modification, it would occur at approx. 473.39 ft. It is estimated that overtopping into the Kegler property would occur at approximately 479 ft, thereby yielding a freeboard of approximately 5.5 -6 ft in either case. A major benefit of the proposed plan is the reduction of the 2 year peak discharge for the larger 75 acre drainage area. The 2 year storm is the primary influence on the shape and path of the downstream channel. By reducing the diameter of the orifice from 18" to 15" and increasing the storage volume available, the routed peak discharge decreases from approximately 27.7 cfs (calibrated) to 18.4 cfs. Other potential benefits of the proposed modifications include 10 year peak reduction from 72 cfs (calibrated) to 54 cfs, the opportunity to potentially include sediment forebays, trash racks for the currently open riser, and general maintenance of the pond. No water quality measures are proposed to be included in the detention pond. All water quality requirements for the re- zoning portion of the site will be handled on -site. All water quality measures for the by -right parcel will be addressed in a future preliminary plan submittal. *Depending upon results of further stormwater analysis, as necessary, appropriate easements and maintenance agreements will be provided. BBP North Code of Development June 23, 2008 XIV. Street Cross - Sections A. Diagram identifying public and private streets. (Shown here in the context of development option 1 (See Narrative)). BERKMAR BUSINESS PARK NORTH ` PLANET FUN BUILDING ■ � I ■ BLOCK 1 I BLOCK 2 a R' �IIYIII� I I�Illlllllllr `1 ■ BLOCK3 I BIO• 4 ft • �� —' �� I _140—peffly bou`ndarY— REZONING BOUNDARY ® PUBLIC ROADS - -- BLOCKBOUNDARIES PRIVATE ROADS PARKING ZONES TRAVEL WAYS ■ ■ ■ LEVEL ONE SPATIAL ENCLOSURE IIIIIII II LEVELTWO SPATIAL ENCLOSURE 19 BBP North Code of Development June 23, 2008 B. Cross - sections of the different streets showing location of sidewalks, street, trees, and construction materials of sidewalks. BERKMAR BUSINESS PARK NORTH BLOCK 1 BLOCK 2 PLANET FUN BUILDING ■ �' INIIII lltttttttt ff III IIIIIIRAL I BLOCK3 OCK properly boundary V KEY REZONING BOUNDARY PRIMARY 5TREETS BLOCKBOUNDARIES SECONDARY STREETS PARKING ZONES TRAVELWAYS ■ ■ ■ N LEVELONE SPATIAL ENCLOSURE 111111111 LEVELTWO SPATIAL EN CLOSURE Plan showing location of sections (sections on following page) 20 BBP North Code of Development June 23, 2008 TYPICAL STREET SECTION A Planting strip can vary in width from 6 -18 ft. TYPICAL STREET SECTION B 21