HomeMy WebLinkAboutARB201300090 Staff Report 2013-07-08ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB- 2013 -90: Chick -Fil -A Pantops
Review Type
Preliminary Site Development Plan and Special Use Permit
Parcel Identification
078000000055A2
Location
1626 Richmond Road, on the north side of Route 250, across from State Farm Blvd., at the site of the former Aunt
Sarah's Pancake House
Zoned
Highway Commercial (HC), Entrance Corridor (EC)
Owner /Applicant
Coven D & Katie H Flynn /Horton & Dodd, PC Q. Gregory Dodd, PE)
Magisterial District
Rivanna
Proposal
To construct a restaurant with drive -thru lanes and associated site improvements.
Context
The surrounding area is a mix of commercial development, including multi -story office buildings, and banks with
drive -thru lanes, and residential development.
Visibility
The proposed development will be visible from the EC, with the building elevated several feet above the EC.
ARB Meeting Date
August 19, 2013
Staff Contact
Margaret Maliszewski
SITE /PROJECT HISTORY
The existing building at this site was constructed prior to the establishment of Entrance Corridors in the County. The ARB reviewed sign
applications for this property in 1995 and 2011.
PROJECT INFORMATION
This review includes two closely related items: 1) preliminary site and architectural review, and 2) advisory review for a Special Use Permit.
The proposal includes a 4,835 sf restaurant with a drive -thru window. The drive -thru window requires the Special Use Permit. The drive -
thru lanes are situated between the proposed building and the EC. The parking lot is located behind the building as viewed from the EC.
What would appear to be the "front yard" of the property is occupied mostly by right -of -way and utility easements. An extension of State
Farm Boulevard would provide access to the site. Because of the various design features associated with the proposed use, staff
recommended that the applicant submit an application for ARB review of the architecture together with the drive -thru layout, as early as
possible, to learn what the EC issues would be. The applicant is seeking ARB comment prior to submitting applications for an Initial Site
Plan and Special Use Permit. Bypass lanes have typically been required by the County for fast food restaurant drive - thrus. The need for the
bypass lane is determined by the County Engineer based on site specific factors including, but not limited to, the length of the travelway, the
nature of the land use, and internal traffic circulation.
The applicant submitted an original design, then submitted a revised design based on staff - identified issues. The applicant's original ARB
submittal includes two drive -thru lanes and a bypass lane. Early in the review process, staff informed the applicant that the prominent
retaining wall and the elimination of much - needed planting area that resulted from that layout would likely be issues for the ARB. Based on
staff's early comments, the applicant revised the plan, eliminating the bypass lane, reducing retaining wall height from 12' to 8', and
increasing planting area and the quantity of plants along the retaining wall. The revised plans were submitted at the end of the review period
without sufficient time to update the staff report. This staff report is based on the original design, but both versions of the plan have been
provided to the ARB for review. A comparison of the proposals will be important in forming a recommendation on the request for the
Special Use Permit.
ANALYSIS
REF
GUIDELINE
ISSUE
RECOMMENDATION
Structure design
1
The goal of the regulation of the design of development
The primary building material is brick,
Provide articulation in
within the designated Entrance Corridors is to insure
which has a strong tradition in the
the wall area above the
that new development within the corridors reflects the
county. The proposed brick is in shades
windows.
traditional architecture of the area. Therefore, it is the
of gray, with a warm gray row at the
purpose of ARB review and of these Guidelines, that
top of the wall. Gray is not a common
proposed development within the designated Entrance
color for brick in this area.
Corridors reflect elements of design characteristic of the
significant historical landmarks, buildings, and
The building form is a group of simple
structures of the Charlottesville and Albemarle area,
blocks. It does not have a strong
and to promote orderly and attractive development
2
within these corridors. Applicants should note that
connection to historic architecture of
replication of historic structures is neither required nor
the area, but it has a simple, restrained
desired.
character that could maintain
compatibility with other building forms
4
The examples contained in Appendix A should be used
as a guide for building design: the standard of
and styles.
compatibility with the area's historic structures is not
intended to impose a rigid design solution for new
The smaller windows of the building
development. Replication of the design of the important
do not have a traditional form, but the
historic sites in the area is neither intended nor desired.
addition of metal frames below the
The Guideline's standard of compatibility can be met
windows helps establish more
through building scale, materials, and forms which may
traditional rectangular window
be embodied in architecture which is contemporary as
proportions. The wall area above the
well as traditional. The Guidelines allow individuality
windows appears expansive (7' from
in design to accommodate varying tastes as well as
window top to coping) and in need of
special functional requirements.
detailing or other relief (beyond the
9
Building forms and features, including roofs, windows,
wall sign).
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
Many of the buildings in the immediate
None.
establish a pattern of compatible architectural
area are faced with brick, as is the
characteristics throughout the Entrance Corridor in
proposed Chick- fil -A. However, the
order to achieve unity and coherence. Building designs
proposed brick is in shades of gray,
should demonstrate sensitivity to other nearby
which is not a common color for brick
structures within the Entrance Corridor. Where a
in this area.
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
Human scale does not appear to be an
Revise the site design to
scale. Scale should be integral to the building and site
issue with the building itself, however,
reduce the height of the
design.
the placement of the building on a 12'
retaining wall. Increase
high "platform" with a retaining wall
the landscaping to offset
will tend to increase the scale as
the impacts of its size
viewed from the road and the sidewalk.
and prominence.
Reducing the height of the "platform"
as viewed from the road and increasing
the quantity of carefully placed
landscaping would help minimize
impacts.
12
Architecture proposed within the Entrance Corridor
The use of canopies over the drive -thru
Provide details on the
should use forms, shapes, scale, and materials to create
lanes, the green screens, and window
canopies and their green
a cohesive whole.
screens help establish a cohesive
screen supports.
appearance for the building.
13
Any appearance of "blankness" resulting from building
The wall area above the windows
Provide articulation in
design should be relieved using design detail or
appears expansive (7' from window top
the wall area above the
vegetation, or both.
to coping) and in need of detailing or
windows.
other relief (beyond the wall sign).
15
Trademark buildings and related features should be
Pre - application meeting discussions
See recommendations
modified to meet the requirements of the Guidelines.
indicated that the proposed design is a
above and below.
relatively new standard for the
company.
16
Window glass in the Entrance Corridors should not be
Reflectance of the glass is not
Provide the reflectance
highly tinted or highly reflective. Reflectance off the
identified on the plans.
value for the window
outside pane of glass should be kept below 7 %.
glass.
Specifications on the proposed window glass and
The Exterior Finish Schedule includes
samples of tinted window glass should be submitted
frosted glass, but the frosted glass is
Indicate on the drawings
with the application for final review.
not identified on the elevations.
where the frosted glass is
proposed.
Accessory structures and equipment
17
Accessory structures and equipment should be
A loading area and dumpsters are
Provide a dumpster
integrated into the overall plan of development and
shall, to the extent possible, be compatible with the
building designs used on the site.
located towards the north end of the
site. They are not expected to have
much impact as viewed from the EC,
but a dumpster enclosure detail should
enclosure detail on the
plan.
Provide details on the
18
The following should be located to eliminate visibility
from the Entrance Corridor street. If, after appropriate
be included in the plan.
drive -thru canopies and
siting, these features will still have a negative visual
their green- screen end
impact on the Entrance Corridor street, screening
Two drive -thru canopies are proposed.
supports.
should be provided to eliminate visibility.
One is located on the east side of the
a. Loading areas,
building at the pick -up window. The
Provide a treatment for
b. Service areas,
other is located on the south (EC) side
the mechanical, meter
c. Refuse areas,
at the menu /ordering stations. The
and service doors to
d. Storage areas,
canopies are composed of black painted
eliminate the "back of
e. Mechanical equipment,
metal with green screens supporting the
building" appearance.
f. Above - ground utilities, and
outer ends. The end supports may
g. Chain link fence, barbed wire, razor wire, and similar
appear coordinated with the windows
security fencing devices.
and window screens.
19
Screening devices should be compatible with the design
of the buildings and surrounding natural vegetation and
The wall area around the pick -up
may consist o£
a. Walls
window would be faced with Resysta, a
b. Plantings, and
"fiber reinforced hybrid material" with
c. Fencing.
the appearance of wood. Located below
the canopy, the material is not expected
to have a big impact on the EC.
The door to a mechanical room is
located on the south (EC) side of the
building in the vicinity of the canopy.
A pair of metal doors, also on the south
(EC) side of the building, provides
access to metering equipment. An
indoor service yard has an access door
on the east elevation. The solid doors,
though painted to coordinate with the
walls, will emphasize a "back of
building" appearance. The door to the
mechanical room will likely have less
impact than the others due to its
location under the canopy.
A clearance bar and directional signs
are proposed at the entrance to the
drive -thru lanes. Some existing power -
related equipment is located on site,
visible from the EC.
The site section shows that parapet
walls screen rooftop equipment as
viewed from the EC directly in front of
the building.
21
The following note should be added to the site plan and
The note does not appear on the plans.
Include the equipment
the architectural plan: "Visibility of all mechanical
visibility note on the site
equipment from the Entrance Corridor shall be
and architectural
eliminated."
drawings.
Landscaping
A complete landscape review could not
Provide a complete plant
be completed because a complete plant
schedule for review.
schedule has not yet been provided.
Some plant symbols are too small to
Revise the plant symbols
read.
for greater clarity.
7
The requirements of the Guidelines regarding
The property line along the EC side of
Provide large shade trees
landscaping are intended to reflect the landscaping
the site lies approximately 50' away
3 1 /2 " caliper at planting,
characteristic of many of the area's significant historic
from the edge of Rt. 250 and the first
35' on center, along the
sites which is characterized by large shade trees and
15' inside the property line is occupied
EC frontage, outside of
lawns. Landscaping should promote visual order within
by a utility easement. The proposed
utilities and easements.
the Entrance Corridor and help to integrate buildings
plan shows a retaining wall at this end
into the existing environment of the corridor.
of the development extending to the
easement. Consequently, there is
Provide interspersed
ornamental trees along
32
Landscaping along the frontage of Entrance Corridor
streets should include the following:
minimal space provided for frontage
the EC frontage, outside
a. Large shade trees should be planted parallel to the
landscaping. The proposed planting in
of utilities and
Entrance Corridor Street. Such trees should be at least
this area does not meet the guidelines.
easements.
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
With a 12' -high retaining wall located
Increase the variety of
center.
in close proximity to the EC,
shrubs provided,
b. Flowering ornamental trees of a species common to
landscaping exceeding the guidelines
particularly along the
the area should be interspersed among the trees
minimums will be needed to mitigate
retaining wall. Limit the
required by the preceding paragraph. The ornamental
impacts.
number of proposed
trees need not alternate one for one with the large
plants for any one species
shade trees. They may be planted among the large
Removing one of the drive -thru lanes
to 25% of the total
shade trees in a less regular spacing pattern.
or the bypass lane could provide
proposed for that plant
c. In situations where appropriate, a three or four board
additional planting area.
type (tree or shub).
fence or low stone wall, typical of the area, should align
the frontage of the Entrance Corridor street.
A row of 130 Euonymus Greenspire is
Eliminate one of the
d. An area of sufficient width to accommodate the
proposed along the retaining wall.
drive -thru lanes or the
foregoing plantings and fencing should be reserved
Greater variety could provide for a
bypass lane to increase
parallel to the Entrance Corridor street, and exclusive of
healthier landscape.
planting area.
road right -of -way and utility easements.
Green screens are proposed as supports
Provide details in the
36
Landscaping of buildings and other structures:
a. Trees or other vegetation should be planted along the
for the outer ends of the drive -thru
plan for the green screens
front of long buildings as necessary to soften the
canopies and below the smaller
and the plants intended to
appearance of exterior walls. The spacing, size, and
type of such trees or vegetation should be determined
Windows on the building. Vegetation
grow on them. The
by the length, height, and blankness of such walls.
on green screens, and therefore their
screens should have an
b. Shrubs should be used to integrate the site, buildings,
screening ability, can be unreliable.
appropriate appearance
and other structures; dumpsters, accessory buildings
The screens should be decorative in
both with and without
and structures; "drive thru" windows; service areas; and
nature, even without planting.
plants.
signs. Shrubs should measure at least 24 inches in
height.
Three trees are shown in the right -of-
way along the EC. They are mature
trees and are shown as "to- remain" but
they should not be counted as required
EC trees because they are located off -
site and are not under the control of the
property owner.
33
Landscaping along interior roads:
Off -site clearing, grading and
Provide plants and
a. Large trees should be planted parallel to all interior
construction are required to create the
sufficient planting area at
roads. Such trees should be at least 2'/z inches caliper
entrance drive that extends northward
the base of the retaining
(measured six inches above the ground) and should be
from State Farm Blvd. Trees are
wall in the area east of
of a plant species common to the area. Such trees
provided along the on -site portion of
the proposed building.
should be located at least every 40 feet on center.
the west side of this drive, but they are
located at the top of the retaining wall
Plant trees, 2 1 /2 " caliper at
(in the area east of the proposed
planting, at least 40' on
building). There is no area available for
center, along the east side
planting at the base of the retaining
of the entrance drive and
wall to soften the appearance of the
on the west side of the
wall in this area.
entrance drive at its north
end. Show evidence of
Trees on the east side of the drive
grading and planting
would have an appropriate appearance.
easements.
New trees to replace the cleared trees
would be appropriate.
Provide top of wall and
bottom of wall elevations
for both retaining walls.
35
Landscaping of parking areas:
At the southwest side of the site, the
Ensure that the perimeter
a. Large trees should align the perimeter of parking
drive -thru lanes and retaining wall are
parking lot tree spacing
areas, located 40 feet on center. Trees should be planted
so close to the property line that only a
and size requirements are
in the interior of parking areas at the rate of one tree for
row of shrubs is provided. There is
met with on -site trees.
every 10 parking spaces provided and should be evenly
insufficient room for on -site trees. Cars
distributed throughout the interior of the parking area.
stacked in the drive -thru lanes will
b. Trees required by the preceding paragraph should
have the same visual impact as parked
measure 2'/2 inches caliper (measured six inches above
cars, so both trees and shrubs in this
the ground); should be evenly spaced; and should be of
area would be appropriate.
a species common to the area. Such trees should be
planted in planters or medians sufficiently large to
Some off -site trees on the west side of
maintain the health of the tree and shall be protected by
the parking lot are used to meet the
curbing. But
c. Shrubs should be provided as necessary to minimize
spacing requirement of perimeter
the parking area's impact on Entrance Corridor streets.
parking lot trees. Only on -site tees
Shrubs should measure 24 inches in height.
should be used to meet planting
requirements.
38
Plant health:
The note does not appear on the plan.
Add the following note to
The following note should be added to the landscape
the landscape plan: "All
plan: "All site plantings of trees and shrubs shall be
site plantings of trees and
allowed to reach, and be maintained at, mature height; the
shrubs shall be allowed
topping of trees is prohibited. Shrubs and trees shall be
to reach, and be
pruned minimally and only to support the overall health of
maintained at, mature
the plant."
height; the topping of
trees is prohibited.
Shrubs and trees shall be
pruned minimally and
only to support the
overall health of the
plant."
Site Development and layout
Development pattern
6
Site development should be sensitive to the existing
The site layout is generally organized,
Revise the site layout to
natural landscape and should contribute to the creation
but the amount of paved area devoted
significantly reduce the
of an organized development plan. This may be
to the drive -thru lanes, their location
height of the retaining
accomplished, to the extent practical, by preserving the
close to the EC and adjoining property
wall and to provide
trees and rolling terrain typical of the area; planting new
lines and easements, and the situation
sufficient utility -free
trees along streets and pedestrian ways and choosing
of the building and drive -thru above the
planting area to meet the
species that reflect native forest elements; insuring that
EC, result in negative impacts (scale,
EC Guidelines and to
any grading will blend into the surrounding topography
retaining wall, lack of planting area).
offset negative visual
thereby creating a continuous landscape; preserving, to
impacts.
the extent practical, existing significant river and stream
The building is oriented parallel to the
valleys which may be located on the site and integrating
EC, but the main entrance is on the
these features into the design of surrounding
north elevation, away from the EC.
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.
39
The relationship of buildings and other structures to the
Entrance Corridor street and to other development
within the corridor should be as follows:
a. An organized pattern of roads, service lanes, bike
paths, and pedestrian walks should guide the layout of
the site.
b. In general, buildings fronting the Entrance Corridor
street should be parallel to the street. Building
groupings should be arranged to parallel the Entrance
10
Corridor street.
c. Provisions should be made for connections to
adjacent pedestrian and vehicular circulation systems.
d. Open spaces should be tied into surrounding areas to
provide continuity within the Entrance Corridor.
e. If significant natural features exist on the site
(including creek valleys, steep slopes, significant trees
or rock outcroppings), to the extent practical, then such
natural features should be reflected in the site layout. If
the provisions of Section 32.5.6.n of the Albemarle
County Zoning Ordinance apply, then improvements
required by that section should be located so as to
maximize the use of existing features in screening such
improvements from Entrance Corridor streets.
f. The placement of structures on the site should respect
existing views and vistas on and around the site.
Site Grading
40
Site grading should maintain the basic relationship of
The use of retaining walls is not
Significantly reduce the
the site to surrounding conditions by limiting the use of
limited. A retaining wall reaching 12'
height of the retaining
retaining walls and by shaping the terrain through the
high is proposed to create a level site
wall and provide
use of smooth, rounded land forms that blend with the
for the building, parking and drive -thru
sufficient planting at its
existing terrain. Steep cut or fill sections are generally
areas. The retaining wall is not terraced
base to offset negative
unacceptable. Proposed contours on the grading plan
and the planting at the base of the wall
impacts, or terrace the
shall be rounded with a ten foot minimum radius where
is insufficient or non - existent in some
wall and provide trees
they meet the adjacent condition. Final grading should
places.
and shrubs at the base
achieve a natural, rather than engineered, appearance.
and terraces.
Retaining walls 6 feet in height and taller, when
The color renderings illustrate the
necessary, shall be terraced and planted to blend with
retaining wall materials as block or
Provide top of wall and
the landscape.
stone. Railings on the wall appear to be
bottom of wall elevations
a combination of green screens and
for both retaining walls.
more traditional metal hand railing. A
site section shows the green screens
Indicate the material and
helping to block the view of vehicles in
color of the retaining
the drive -thru lanes. In the site section,
walls and provide
only the upper part of the vehicle in the
samples. Provide details
outermost lanes is visible from the EC.
on the railing, including
10
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Drive -thru lanes: location, layout, quantity, visual impact on EC
2. Drive -thru canopies, green screens, menu boards, pick -up window
3. Retaining wall: height, material, railing design, need for terracing
4. Landscaping: at retaining wall, along entrance drive, general character
5. Building design: brick color, brick detailing, mechanical room and meter doors, window sizes, green screens
11
materials and colors.
The existing building and parking lot
sit above the elevation of the Entrance
Corridor. But, the height and proximity
of the proposed retaining wall will tend
to emphasize this difference in
elevation. The finished floor of the
building (546.48) is set approximately
21' above the EC (525'). The building
is located 110' from the EC.
A retaining wall is also proposed on the
east side of the entrance road. Heights
and materials are not identified.
Signs
Wall signs are shown on the elevations
Note that separate
and a freestanding sign is shown on the
applications are required
site plan.
for signs and the
freestanding sign location
can't be approved with
the site plan; it can only
be approved with the sign
application.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Drive -thru lanes: location, layout, quantity, visual impact on EC
2. Drive -thru canopies, green screens, menu boards, pick -up window
3. Retaining wall: height, material, railing design, need for terracing
4. Landscaping: at retaining wall, along entrance drive, general character
5. Building design: brick color, brick detailing, mechanical room and meter doors, window sizes, green screens
11
Regarding the Special Use Permit for the drive -thru lanes:
Staff recommends that the ARB forward the following recommendation to the Planning Commission:
The ARB has no objection to the drive -thru use if the combination of drive -thru lanes and bypass lanes allows for a minimum of
7' of continuous utility -free and easement -free planting area between the retaining wall and the EC. Size and quantity of
landscaping will likely be required to exceed EC Guidelines minimums to mitigate visual impacts of the use and related features
of the development.
Regarding _ the preliminary site and architectural designs.
1. Provide articulation in the wall area above the windows.
2. Provide details on the drive -thru canopies, their green- screen end supports, and the plants intended to grow on the green screens.
3. Provide a treatment for the mechanical, meter and service doors to eliminate the "back of building" appearance.
4. Include the equipment visibility note on the site and architectural drawings: "Visibility of all mechanical equipment from the
Entrance Corridor shall be eliminated."
5. Provide a dumpster enclosure detail on the plan.
6. Provide the reflectance value of the window glass. Indicate on the drawings where the frosted glass is proposed.
Landscaping
7. Provide a complete plant schedule for review.
8. Revise the plant symbols for greater clarity.
9. Provide large shade trees 3 1 /2 " caliper at planting, 35' on center, along the EC frontage, outside of utilities and easements.
10. Provide interspersed ornamental trees along the EC frontage, outside of utilities and easements.
11. Increase the variety of shrubs provided, particularly along the retaining wall. Limit the number of proposed plants for any one
species to 25% of the total proposed for that plant type (tree or shrub).
12. Eliminate one of the drive -thru lanes or the bypass lanes to increase planting area.
13. Increase the landscaping to offset the impacts of the size and prominence of the retaining wall.
14. Provide plants and sufficient planting area at the base of the retaining wall in the area east of the proposed building.
15. Plant trees, 2 1 /2 " caliper at planting, at least 40' on center, along the east side of the entrance drive and on the west side of the
entrance drive at its north end. Show evidence of grading and planting easements.
16. Ensure that the perimeter parking lot tree spacing and size requirements are met with on -site trees.
17. Add the following note to the landscape plan: "All site plantings of trees and shrubs shall be allowed to reach, and be maintained at,
mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health
of the plant."
Retaining Walls
18. Revise the site design to significantly reduce the height of the on -site retaining wall and to provide sufficient utility -free planting
area to meet the EC Guidelines and to offset negative visual impacts, or terrace the wall and provide trees and shrubs at the base and
terraces.
12
19. Provide plants and sufficient planting area at the base of the retaining wall in the area east of the building.
20. Provide top of wall and bottom of wall elevations for both retaining walls.
21. Provide details and indicate the material and color of the retaining walls and railings and provide samples.
Signs
22. Note that separate applications are required for signs and the freestanding sign location can't be approved with the site plan; it can
only be approved with the sign application.
TABLE A This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date /Revision Date
Original Submittal
C -1.0
Cover Sheet
-
C -1.1
Boundary and Topo Survey
7/5/13
C -2.0
Site Layout Plan
7/5/13
C -3.0
Grading and Drainage Plan
7/5/13
LS -1.0
Landscape Plan
7/5/13
PS -1.0
Utilities Plan
7/5/13
Revised Submittal
C -1.0
Cover Sheet
-
C -1.1
Boundary and Topo Survey
7/5/13, printed 8/8/2013
C -2.0
Site Layout Plan
7/5/13, printed 8/8/2013
C -3.0
Grading and Drainage Plan
7/5/13, printed 8/8/2013
LS -1.0
Landscape Plan
7/5/13, printed 8/8/2013
PS -1.0
Utilities Plan
7/5/13, printed 8/8/2013
A -1.1
Floor Plan
7/5/13, printed 8/8/2013
A -2.1
Exterior Elevations - East and West
7/5/13, printed 8/8/2013
A -2.2
Exterior Elevations - South and North
7/5/13, printed 8/8/2013
Additional
Material
Views of site from Richmond Road — Northbound and Southbound
-
Color rendered site plan
Perspective elevations views (4 )
Floor plan
Site Model Perspectives (6)
Site line
Color elevations (2 sheets)
13