HomeMy WebLinkAboutARB201400007 Staff Report 2014-01-221
ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name ARB-2014-07: Riverside Village Initial Site Plan
Review Type Initial Site Development Plan
Parcel Identification 07800000005800
Location On the west side of Rt. 20 (Stony Point Road), east of Free Bridge Lane, approximately 500’ south of Elk Drive
Zoned Neighborhood Model District (NMD), Entrance Corridor (EC)
Owner/Applicant Gordonsville Realty Investments, Inc./Shimp Engineering (Justin Shimp)
Magisterial District Rivanna
Proposal To construct 51 dwelling units, including attached, detached and townhouse units, as part of a larger mixed-use
development.
Context The wooded site is located in a mix of development, with commercial sites to the south, residential to the east,
parkland to the north, and river to the west.
Visibility The mixed-use buildings proposed for future Block 1, fronting the EC with a maximum height of 45’, will be readily
visible. Once constructed, these buildings will screen much of the residential development behind them. Until that
time, the units in Block 2C (180’ from Rt. 20, 50’ high maximum) will be visible from the EC, with the backs of the
units visible from the entrance into the site. The view of buildings in Blocks 3B and 4 (470’ and 580’ from Rt. 20, 45’
high maximum) will be screened by the detached units in Blocks 2A, 2B and 3A (50’ and 45’ high maximum), as
well as the units in 2C. The mixed-use building planned for Block 5 (approx. 600’ from Rt. 20, 60’ high maximum),
is expected to be visible from the EC, with the uppermost stories having the greatest visibility and lower levels
blocked by the residential units.
ARB Meeting Date March 3, 2014
Staff Contact Margaret Maliszewski
2
PROJECT HISTORY
DATE APPLICATION RESULT
11/13/2013 ZMA-2012-02 Rezoning from R1 residential to Neighborhood Model District approved.
ANALYSIS
Gray highlight = means the guideline can’t be reviewed at initial site plan stage, but recommendations can be provided for final
Yellow highlight = means the guideline can only be reviewed for location/configuration at the initial plan stage
Regular text = means the guideline can be reviewed at initial plan stage, can be made a condition of initial plan approval, and can be the basis for denial
REF GUIDELINE ISSUE RECOMMENDATION
Structure design
1 The goal of the regulation of the design of development
within the designated Entrance Corridors is to insure that
new development within the corridors reflects the
traditional architecture of the area. Therefore, it is the
purpose of ARB review and of these Guidelines, that
proposed development within the designated Entrance
Corridors reflect elements of design characteristic of the
significant historical landmarks, buildings, and structures
of the Charlottesville and Albemarle area, and to promote
orderly and attractive development within these corridors.
Applicants should note that replication of historic structures
is neither required nor desired.
Architectural designs were not
submitted with the initial plan, so a
detailed assessment of the appearance
of the buildings cannot be provided at
this time. However, the plan includes
single family detached residences
(which are not subject to ARB review)
and 5 groups of attached residential
units (which are subject to ARB
review). The backs of the units in
Block 2C will be visible from the EC at
the entrance into the site. Blocks 3 and
4 will be mostly screened by single
family residences. Future phases of
development include mixed-use
buildings in Block 1, which fronts the
EC, and Block 5, located at the back of
the site.
None at this time.
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 existing
structures should respect the traditions of the architecture
of historically significant buildings in the Charlottesville
and Albemarle area. Photographs of historic buildings in
3
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.
5 It is also an important objective of the Guidelines to
establish a pattern of compatible architectural
characteristics throughout the Entrance Corridor in order
to achieve unity and coherence. Building designs should
demonstrate sensitivity to other nearby structures within
the Entrance Corridor. Where a designated corridor is
substantially developed, these Guidelines require striking
a careful balance between harmonizing new development
with the existing character of the corridor and achieving
compatibility with the significant historic sites in the area.
9 Building forms and features, including roofs, windows,
doors, materials, colors and textures should be compatible
with the forms and features of the significant historic
buildings in the area, exemplified by (but not limited to)
the buildings described in Appendix A [of the design
guidelines]. The standard of compatibility can be met
through scale, materials, and forms which may be
embodied in architecture which is contemporary as well as
traditional. The replication of important historic sites in
Albemarle County is not the objective of these guidelines.
10 Buildings should relate to their site and the surrounding
context of buildings.
The building footprints suggest
traditional residential forms, which
None at this time.
11 The overall design of buildings should have human scale.
4
Scale should be integral to the building and site design. would be expected to have human
scale, but would not be expected to
have blank elevations. Maximum
building height for Blocks 2C, 3B and
4 is identified as 45’ and 50’, which is
consistent with the buildings in the
other blocks, and with the office
building located on the parcel to the
south (40’ to the top of the roof).
12 Architecture proposed within the Entrance Corridor
should use forms, shapes, scale, and materials to create a
cohesive whole.
13 Any appearance of “blankness” resulting from building
design should be relieved using design detail or
vegetation, or both.
14 Arcades, colonnades, or other architectural connecting
devices should be used to unify groups of buildings within
a development.
15 Trademark buildings and related features should be
modified to meet the requirements of the Guidelines.
16 Window glass in the Entrance Corridors should not be
highly tinted or highly reflective. Window glass in the
Entrance Corridors should meet the following criteria:
Visible light transmittance (VLT) shall not drop below
40%. Visible light reflectance (VLR) shall not exceed
30%. Specifications on the proposed window glass should
be submitted with the application for final review.
Accessory structures and equipment
17 Accessory structures and equipment should be integrated
into the overall plan of development and shall, to the
extent possible, be compatible with the building designs
used on the site.
The proposed residential blocks do not
include loading, service or storage
areas. Typical residential-scale refuse
areas and mechanical equipment are
expected in the development, and those
in Block 2C may be visible from the
EC. The street trees along Road A will
help diffuse the view, as will the future
development in Block 1.
None.
18 The following should be located to eliminate visibility from
the Entrance Corridor street. If, after appropriate siting,
these features will still have a negative visual impact on the
Entrance Corridor street, screening should be provided to
eliminate visibility.
a. Loading areas,
b. Service areas,
c. Refuse areas,
d. Storage areas,
e. Mechanical equipment,
f. Above-ground utilities, and
g. Chain link fence, barbed wire, razor wire, and similar
security fencing devices.
19 Screening devices should be compatible with the design of
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the buildings and surrounding natural vegetation and may
consist of:
a. Walls,
b. Plantings, and
c. Fencing.
20 Surface runoff structures and detention ponds should be
designed to fit into the natural topography to avoid the need
for screening. When visible from the Entrance Corridor
street, these features must be fully integrated into the
landscape. They should not have the appearance of
engineered features.
A stormwater facility is located at the
entrance to the site, adjacent to and
visible from the EC. It has a standard
design, with shrubs at the perimeter,
and two of the required EC street trees
at its edge. The shrubs do not appear to
be sufficient to eliminate the
engineered appearance of the facility,
and the specified size is smaller than
standard shrub planting height in the
ECs.
Revise the design of the
stormwater facility located
at the entrance to the site to
eliminate the engineered
appearance and to make it
an integrated landscape
element. Increase shrub
heights to 24” minimum at
planting.
44 Natural drainage patterns (or to the extent required, new
drainage patterns) should be incorporated into the finished
site to the extent possible.
21 The following note should be added to the site plan and the
architectural plan: “Visibility of all mechanical equipment
from the Entrance Corridor shall be eliminated.”
The note does not appear on the plan. Add the standard
mechanical equipment note
to the site and architectural
plans.
Lighting
22 Light should be contained on the site and not spill over
onto adjacent properties or streets;
Site lighting is proposed in the parking
lot in Block 2C. There is no spillover.
None.
23 Light should be shielded, recessed or flush-mounted to
eliminate glare. All fixtures with lamps emitting 3000
lumens or more must be full cutoff fixtures.
With the flat glass lens specified, the
proposed fixtures will be full cutoff.
Revise the luminaire
schedule to clearly indicate
that the light fixtures will
have flat glass lenses.
24 Light levels exceeding 30 footcandles are not appropriate
for display lots in the Entrance Corridors. Lower light
levels will apply to most other uses in the Entrance
Corridors.
Maximum light levels reach 12.3 fc. None.
25 Light should have the appearance of white light with a
warm soft glow; however, a consistent appearance
throughout a site or development is required.
Consequently, if existing lamps that emit non-white light
are to remain, new lamps may be required to match them.
Metal halide lamps are proposed for all
fixtures.
None.
6
26 Dark brown, dark bronze, or black are appropriate colors
for free-standing pole mounted light fixtures in the
Entrance Corridors.
Fixture and pole colors are not
identified. The pole lights will be
visible from the EC until the buildings
in Block 1 are constructed.
Revise the luminaire
schedule to indicate light
fixture and pole color.
Bronze is recommended. 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.
27 The height and scale of freestanding, pole-mounted light
fixtures should be compatible 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.
Pole height is not indicated. Indicate fixture and pole
height on the lighting plan.
Indicate if bases are
proposed for the pole lights.
If they are, indicate that the
base height is included in
the overall fixture height
and that the overall height
does not exceed 20’.
29 The following note should be included on the lighting
plan: “Each outdoor luminaire 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.”
The note does not appear on the plan. Include the standard lighting
note on the plan.
Landscaping
7 The requirements of the Guidelines regarding landscaping
are intended to reflect the landscaping characteristic of
many of the area’s significant historic sites which is
characterized by large shade trees and lawns. Landscaping
should promote visual order within the Entrance Corridor
and help to integrate buildings into the existing
environment of the corridor.
Large trees are provided along the
frontage of the parcel to meet EC
spacing and size requirements.
However, grading and tree removal are
proposed along the Rt. 20 frontage
south of the site to accommodate road
improvements and street trees are not
shown in that area.
A note on the plan indicates that
flowering ornamental trees required
Continue the large shade
and ornamental tree planting
along the EC frontage south
of the site in all areas where
grading and/or tree removal
are proposed.
Show the required
ornamental trees along the
EC frontage, south of the
entrance into the site, to be
8 Continuity within the Entrance Corridor should be
obtained by planting different types of plant materials that
share similar characteristics. Such common elements
allow for more flexibility in the design of structures
because common landscape features will help to
harmonize the appearance of development as seen from
7
the street upon which the Corridor is centered. along the EC will be planted with the
development of Block 1. Since it is
unlikely that the Block 1 construction
will impact the frontage south of the
site, the ornamental trees should be
planted in that area with the phase 1
work.
An electric line runs along the north
and east corner of the site. Trees are
proposed close to the line, and no
associated easement is shown on the
plan.
Some tree sizes are provided in notes,
but not in the landscape schedule.
planted in Phase 1.
Indicate on the plan any
easement associated with
the electric line at the north
and east corner of the
property. If an easement
exists, shift proposed trees
out of the easement without
reducing plant quantities.
Provide all plant sizes in the
landscape schedule.
32 Landscaping along the frontage of Entrance Corridor
streets should include the following:
a. Large shade trees should be planted parallel to the
Entrance Corridor Street. Such trees should be at least 3½
inches caliper (measured 6 inches above the ground) and
should be of a plant species common to the area. Such
trees should be located at least every 35 feet on center.
b. Flowering ornamental trees of a species common to the
area should be interspersed among the trees required by the
preceding paragraph. The ornamental trees need not
alternate one for one with the large shade trees. They may be
planted among the large shade trees in a less regular spacing
pattern.
c. In situations where appropriate, a three or four board
fence or low stone wall, typical of the area, should align
the frontage of the Entrance Corridor street.
d. An area of sufficient width to accommodate the
foregoing plantings and fencing should be reserved
parallel to the Entrance Corridor street, and exclusive of
road right-of-way and utility easements.
33 Landscaping along interior roads:
a. Large trees should be planted parallel to all interior
roads. Such trees should be at least 2½ inches caliper
(measured six inches above the ground) and should be of a
plant species common to the area. Such trees should be
located at least every 40 feet on center.
Trees are provided to meet spacing and
size requirements along interior roads.
Sidewalks are provided along the
interior roads.
None.
34 Landscaping along interior pedestrian ways:
a. Medium trees should be planted parallel to all interior
pedestrian ways. Such trees should be at least 2½ inches
caliper (measured six inches above the ground) and should
be of a species common to the area. Such trees should be
located at least every 25 feet on center.
35 Landscaping of parking areas:
a. Large trees should align the perimeter of parking areas,
located 40 feet on center. Trees should be planted in the
interior of parking areas at the rate of one tree for every 10
parking spaces provided and should be evenly distributed
Sufficient trees are provided in the
Block 2C parking lot, but shrubs are
needed on the southeast perimeter.
Provide shrubs, 24” high at
planting, along the southeast
side of the parking lot in
Block 2C.
8
throughout the interior of the parking area.
b. Trees required by the preceding paragraph should
measure 2½ inches caliper (measured six inches above the
ground); should be evenly spaced; and should be of a
species common to the area. Such trees should be planted
in planters or medians sufficiently large to maintain the
health of the tree and shall be protected by curbing.
c. Shrubs should be provided as necessary to minimize the
parking area’s impact on Entrance Corridor streets. Shrubs
should measure 24 inches in height.
36 Landscaping of buildings and other structures:
a. Trees or other vegetation should be planted along the
front of long buildings as necessary to soften the
appearance of exterior walls. The spacing, size, and type
of such trees or vegetation should be determined by the
length, height, and blankness of such walls.
b. Shrubs should be used to integrate the site, buildings,
and other structures; dumpsters, accessory buildings and
structures; “drive thru” windows; service areas; and signs.
Shrubs should measure at least 24 inches in height.
The attached residential units are not
excessively long and the units are
slightly staggered, providing some
relief to the elevations.
None.
37 Plant species: a. Plant species required should be as
approved by the Staff based upon but not limited to the
Generic Landscape Plan Recommended Species List and
Native Plants for Virginia Landscapes (Appendix D).
Sources indicate that the white-barked
Himalayan birch is not heat tolerant,
and there is a discrepancy between the
number of birch trees drawn on the
plan and those listed in the schedule.
Replace the white-barked
Himalayan birch with an
alternate tree that is more
suited to the local climate
and coordinate the number
of trees shown on the plan
and those listed in the
schedule.
38 Plant health: The following note should be added to the
landscape plan: “All site plantings of trees and shrubs shall
be allowed to reach, and be maintained at, mature height;
the topping of trees is prohibited. Shrubs and trees shall
be pruned minimally and only to support the overall health
of the plant.”
The note appears on the plan.
100 Arborvitae are proposed in a single
row along the northern perimeter of the
site at Block 2A. A mix of screening
trees could help ensure a healthier
landscape. The trees are proposed at the
top of a retaining wall, in a 5’ planting
strip between the wall and the property
Revise the screening trees
north of Block 2A to a mix
of species. Increase the
planting area to comfortably
accommodate the trees and
the wall or provide details
showing how the proposed
screening trees can be
planted on top of the wall in
9
line. This doesn’t appear to be
sufficient planting area.
the minimal 5’ planting
strip.
Development pattern
6 Site development should be sensitive to the existing
natural landscape and should contribute to the creation of
an organized development plan. This may be
accomplished, to the extent practical, by preserving the
trees and rolling terrain typical of the area; planting new
trees along streets and pedestrian ways and choosing
species that reflect native forest elements; insuring that
any grading will blend into the 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.
Considering all phases of development,
the layout of the site appears organized.
The residential blocks are not oriented
parallel to the EC, but the future
mixed-use buildings in Block 1 will be
parallel, and they will reduce visibility
of the residential blocks sufficiently to
mitigate their orientation. Sidewalks
are provided along the EC and
throughout the interior of the
development. A considerable amount
of wooded area will be removed to
construct the residential and mixed-use
buildings, but a large open space/park
area is proposed in the western part of
the site. The appearance of this
segment of the EC will change
considerably with this development
because significant wooded area will be
removed, but no existing vistas are
expected to be negatively impacted.
None.
39 The relationship of buildings and other structures to the
Entrance Corridor street and to other development within
the corridor should be as follows:
a. An organized pattern of roads, service lanes, bike paths,
and pedestrian walks should guide the layout of the site.
b. In general, buildings fronting the Entrance Corridor
street should be parallel to the street. Building groupings
should be arranged to parallel the Entrance Corridor street.
c. Provisions should be made for connections to adjacent
pedestrian and vehicular circulation systems.
d. Open spaces should be tied into surrounding areas to
provide continuity within the Entrance Corridor.
e. If significant natural features exist on the site (including
creek valleys, steep slopes, significant trees or rock
outcroppings), to the extent practical, then such natural
features should be reflected in the site layout. If the
provisions of Section 32.5.6.n of the Albemarle County
Zoning Ordinance apply, then improvements required by
that section should be located so as to maximize the use of
existing features in screening such improvements from
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Entrance Corridor streets.
f. The placement of structures on the site should respect
existing views and vistas on and around the site.
Site Grading
40 Site grading should maintain the basic relationship of the
site to surrounding conditions by limiting the use of
retaining walls and by shaping the terrain through the use of
smooth, rounded land forms that blend with the existing
terrain. Steep cut or fill sections are generally unacceptable.
Proposed contours on the grading plan shall be rounded with
a ten foot minimum radius where they meet the adjacent
condition. Final grading should achieve a natural, rather than
engineered, appearance. Retaining walls 6 feet in height and
taller, when necessary, shall be terraced and planted to blend
with the landscape.
A retaining wall, maximum 6’ high, is
proposed along the northeast perimeter
of the site. The grading proposed at the
east corner of the site is very regular
and is not expected to have a natural
appearance. A small wooded area to
remain is shown at this corner, but
individual trees are not identified
within the area, and the result could
appear thin and out of place.
Contours are not rounded in the area of
grading along the EC that is just south
of the site.
A 50’ tree preservation area is
identified behind Block 3A, but a
sanitary sewer line runs through it.
Indicate the individual trees
to remain at the eastern
corner of the site and show
appropriate tree protection
fencing. Provide additional
trees in this area, along and
around the new slope, and at
the base of the retaining
wall, to integrate the site
into the surroundings.
Coordinate the planting with
utilities and easements.
Revise the grading plan to
round contours with a ten
foot minimum radius where
they meet the adjacent
condition, for a natural
appearance.
Clarify the 50’ tree
preservation area with the
sewer line running through
it.
41 No grading, trenching, or tunneling should occur within the
drip line of any trees or other existing features designated
for preservation in the final Certificate of Appropriateness.
Adequate tree protection fencing should be shown on, and
coordinated throughout, the grading, landscaping and
erosion and sediment control plans.
42 Areas designated for preservation in the final Certificate
of Appropriateness should be clearly delineated and
protected on the site prior to any grading activity on the
site. This protection should remain in place until
completion of the development of the site.
43 Preservation areas should be protected from storage or
movement of heavy equipment within this area.
SUMMARY OF RECOMMENDATIONS
Should the ARB choose to discuss this application, staff recommends the following as the primary points of discussion:
1. The visibility and potential appearance of the buildings in Blocks 2C, 3B and 4 prior to the construction of Block 1
2. The appearance/treatment of the stormwater management facility at the entrance to the site, adjacent to the EC
3. The timing of the planting of the ornamental trees along the EC
11
Regarding the Initial Site Plan:
Staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee:
Regarding requirements to satisfy the design guidelines as per § 18-30.6.4(2), (3) and (5): None.
Regarding recommendations on the plan as it relates to the guidelines: None.
Regarding recommended conditions of initial plan approval:
1. A Certificate of Appropriateness is required prior to final site plan approval. The following are required on the final plan.
2. Revise the design of the stormwater facility located at the entrance to the site to eliminate the engineered appearance and to make
it an integrated landscape element.
3. Increase shrub heights to 24” minimum at planting.
4. The following note is required on the site and architectural plans: Visibility of all mechanical equipment from the Entrance
Corridor shall be eliminated.
5. Revise the luminaire schedule to indicate that the light fixtures will have flat glass lenses.
6. Revise the luminaire schedule to indicate light fixture and pole color. Bronze is recommended.
7. Indicate fixture and pole height on the lighting plan. Indicate if bases are proposed for the pole lights. If they are, indicate that
the base height is included in the overall fixture height and that the overall height does not exceed 20’.
8. Include the standard lighting note on the plan. “Each outdoor luminaire 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.”
9. Continue the large shade and ornamental tree planting along the EC frontage south of the site in all areas where grading and/or
tree removal are proposed.
10. Show the required ornamental trees along the EC frontage, south of the entrance into the site, to be planted in Phase 1.
11. Indicate on the plan any easement associated with the electric line at the north and east corner of the property. If an easement
exists, shift proposed trees out of the easement without reducing quantities.
12. Provide all plant sizes in the landscape schedule.
13. Provide shrubs, 24” high at planting, along the southeast side of the parking lot in Block 2C.
14. Replace the white-barked Himalayan birch with an alternate tree that is more suited to the local climate and coordinate the
number of trees shown on the plan and those listed in the schedule.
15. Revise the screening trees north of Block 2A to a mix of species. Increase the planting area to comfo rtably accommodate the
trees and the wall or provide details showing how the proposed screening trees can be planted on top of the wall in the minimal
5’ planting strip.
16. Indicate the individual trees to remain at the eastern corner of the site and show appropriate tree protection fencing. Provide
additional trees in this area, along and around the new slope, and at the base of the retaining wall, to integrate the site into the
surroundings. Coordinate the planting with utilities and easements.
12
17. Revise the grading plan to round contours with a ten foot minimum radius where they meet the adjacent condition, for a natural
appearance.
18. Clarify the 50’ tree preservation area with the sewer line running through it.
Regarding conditions to be satisfied prior to issuance of a grading permit:
1. Indicate the individual trees to remain at the eastern corner of the site and show appropriate tree protection fencing on the plan.
TABLE A This report is based on the following submittal items:
Sheet # Drawing Name Drawing Date/Revision Date
C1 Cover Sheet 1/16/14
C2 Approved Proffers & Lot Regulations 1/16/14
C3 Existing Conditions & Demo Plan 1/16/14
C4 Project Overview/Sheet Index 1/16/14
C5 Initial Site Plan 1/16/14
C6 Utility Plan 1/16/14
C7 Grading Plan 1/16/14
C8 Road A Plan & Profile 1/16/14
C9 Road B, C, & Alley Plan &Profiles 1/16/14
C10 Site & Lighting Details 1/16/14
C11 Landscape Plan 1/16/14
C12 Landscape Details 1/16/14
C17 Storm Sewer Profiles & Offsite Water line Connection 1/16/14
C24 Route 20 Improvements Plan 1/16/14
C25 Route 20 Improvements Cross Sections 1/16/14