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HomeMy WebLinkAboutZMA201100009 Review Comments Zoning Map Amendment 2012-01-20DIRGINZ�' COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 Fax (434) 972 -4126 January 20, 2012 Mr. Bryan Heilman 493 Burchs Creek Road Crozet, VA 22932 RE: ZMA201100009 _ 5466 Three Notch'd Road Re- Zoning . Dear Mr. Heilman: Staff has reviewed your initial submittal for a rezoning request from R -2 (residential) zoning district to LI (Light Industrial) zoning district. We have a number of questions and comments which we believe should be resolved before your proposal goes to public hearing. We look.forward to meeting with you on Monday, January 23, 2012 at 3:00 to discuss these issues. Our comments are•provided below: Plannine Initial comments on how your proposal generally relates to the Comprehensive Plan are provided below. Comments on conformity with the Comprehensive Plan are provided to the Planning Commission and Board of Supervisors as part of the staff report. • The Crozet Master Plan designates this property as Light Industrial, which allows manufacturing, storage, distribution, with supporting office; retail, R & D, flex, -and commercial uses. • This property is zoned R -2; residential, which allows residential uses at a density of 2 units /acre. • Staff is comfortable with the proposed Light Industrial use on this property as it will make the property be more consistent with the Crozet Master Plan. • The County's Open Space Plan does not describe any significant features on this site. Neighborhood Model The following describes how the proposed development meets or does not meet the principles of the Neighborhood Model: Additional information needs to be provided in order to determine the full extent of how this proposed development meets of does not meet the principles of the Neighborhood Model. 1 Will there be walking paths on the site? How will traffic circulate on the site? Buildings and Spaces of Human Scale — Based on the submitted photo of the:proposed building, it appears the proposed building and spaces are of human scale. This principle is meta Relegated Parking — Parking is located at the rear of the site,. and it appears it will be relegated. Mixture of Uses —This principle is not applicable. Mixture of Housing Types and Affordability —This is not applicable, given the type of facility proposed. Redevelopment - An additional building is proposedJor this site along_with a parking area. This site will be redeveloped in a minimal rhanner: Site Planning That Respects Terrain — It is not clear how•much of the -existing landscape will remain on the site. It is not clear if this principle is met. Clear Boundaries with the Rural Areas — Not Applicable. More detailed comments may be provided after more detailed plans are provided. • Please provide additional details regarding the proposed parking area. For example, what are the dimensions of the parking area? How many parking spaces are proposed ?.Will the existing access be used as the access for the proposed parking area at the rear of the property? • If the existing house on the property is to be used for an office, be aware that a building official will need to make sure the house is in compliance with the appropriate building regulations for an office use. This will need to be addressed during the site plan stage. Zoning The following comments related to zoning matters have been provided by Ron Higgins: a! The application plan needs more information for a complete review, including: accurate ki building and parki g location; proposed access and number of parking spaces; screening; equipment storage area delineation and visibility from 240; fences (materials & height), etc. • Parking will be required for each company vehicle and for each employee working on the site. • The development will require ARB review and will likely require a special permit for the outdoor storage of equipment if it is to be visible from the corridor. Site Plan /Subdivision The following comments regarding your proposal's ability to meet site plan or subdivision ordinance requirements in the future have been provided by Bill Fritz: 2 • The sight distance to the west appears to be limited. The existing entrance is located on the extreme east of the property adjacent to another entrance on the adjacent property. It may be difficult to obtain a commercial entrance for this site. A consolidated entrance with the adjacent property may provide an adequate entrance. I would encourage the applicant to investigate this entrance issue prior to proceeding with this rezoning. At the time of site plan review a commercial entrance will be required and if one cannot be obtained development of the property will not be approved. A site plan is required for development of this property. -All design requirements of the ordinance will have to be met during the development of the site. Engineering and Water Resources The.following comments related to engineering and water resources have been provided by Glenn Brooks: • There is not enough information for a proper review. Please provide a concept plan. We suggest you hire a professional to complete the concept plan. All zoning ordinance (site plan) and water protection ordinance requirements should be conceptually addressed. In addition, the public road entrance, together with any traffic and turn lane issues should be addressed. A shared entrance with parcel 56A2 -1 -58 appears to be a concept with travelway /road improvements. Entrance Corridor The following comments related to the Entrance Corridor Guidelines have been provided by Margaret Maliszewski: • The new building must meet the Entrance Corridor Design Guidelines. The building can be reviewed by the ARB during site plan review, but the applicant should note that it is likely that some prefabricated metal buildings will not meet the guidelines. • To accurately determine impacts to the Entrance Corridor, the limits of the parking lot and travelways must be clearly and accurately delineated on the plan, and the maximum height of vehicles to be parked must be noted on the plan. • Based on a site visit and existing conditions, it is anticipated that vehicles parked behind the. proposed building will be visible from locations on Rt. 240 at the western end of the site and from locations west of the site between the residences at.5474 and 5492 Three Notch'd Road (the two residences to the west). • Some screening exists in the form of bamboo along the southern end of the western property line. It is unclear how much of this screening exists on the parcel under review and how much exists on the adjacent parcel. Off -site planting cannot be relied upon for screening on -site features. Existing landscaping is not sufficient to completely screen the proposed parking. • Screening to be added to the site to eliminate the visibility of vehicles parked behind the new building could take the form of landscaping, fencing, or a combination of landscaping and fencing. The location, size, extent, materials, colors, and other details of the proposed screening must be identified on the plan and should meet Entrance Corridor guidelines. 3 l • If landscaping is proposed, it should be added in a natural pattern. Formal, rigid screening. patterns in this type of setting draw attention to the objects to be screened. • Chain link fence is not an approvable fence type. Vinyl fencing materials are not recommended. • If staff anticipates that visibility of parked vehicles will remain even with proposed screening methods, a Special Use Permit for outdoor storage will be required. • Existing on -site screening and other landscaping should be shown on the plan and identified as "to remain." It is recommended that the proposed development be organized in a way that will allow the mature trees that currently stand in the vicinity of the new building location to continue to thrive.. VDOT Comments from VDOT are attached and highlighted. ASCA The following comments related to Albemarle County Service Authority (ACSA) have been provided by Alexander Morrison: • There is an existing 10" DIP sewer line that crosses the property. No obstructions can be placed within the existing easement. (See Attached plan and electronic mail for the location) Proffers Proffers have not been submitted. Since this rezoning request is adjacent to a residential use and district, providing a proffer relating to the details of a buffer for the residential uses could be helpful to the adjacent properties. Action after Receipt of Comments After you have read this letter, please take one of the actions identified on "Action After Receipt of Comment Letter" which is attached. Resubmittal If you choose to resubmit, please use the attached form. There is no fee for the first resubmittal. The resubmittal date schedule is provided for your convenience. Notification and Advertisement Fees Recently, the Board of Supervisors amended the zoning ordinance to require that applicants pay for the notification costs for public hearings. Prior to scheduling a public hearing with the Planning Commission, payment of the following fees is needed: $159.90 Cost for newspaper advertisement $207.05 Cost for notification of adjoining owners (minimum $200 + actual postage /$1 per owner after 50 adjoining owners) $366.95 Total amount due prior to Planning Commission public hearing Prior to the Board of Supervisor's public hearing, payment of the newspaper advertisement for the Board hearing needed. $159.90 Additional amount due prior to Board of Supervisors public hearing $526.85 Total amount for all, notifications Fees may be paid in advance. Payment for both the. Planning Commission and Board of Supervisors public hearings may be paid at the same time. Additional notification fees will not be required unless a deferral takes place and adjoining owners need to be notified of a new date. Feel free to contact me if you wish to. meet or need additional information. 'My email address is cgrant @aibemarle.or Sincerely, audette Grant Senior Planner - Community Development c:. Joel DeNunzio, VDOT Bill Fritz Glenn Brooks Xing Jian Wang enc: Action After Receipt of Comments Resubmittal Schedule Resubmittal Form Letter from Joel DeNunzio, dated January 9, 2012 Electronic mail and plan from Alex Morrison, dated January 20, 2012 5 DEPARTMENT OF COMMUNITY DEVELOPMENT 4$ V ® 1 UIRGIr�P ACTION AFTER RECEIPT OF COMMENT LETTER Within 30 days of the date of this letter, please do one of the following: (1) Resubmit in response to review comments (2) Request indefinite deferral (3) Request that your Planning Commission public hearing date be set (4) Withdraw your application (1) Resubmittal in Response to Review Comments If you plan to resubmit within 30 days, make sure that the resubmittal is on or before a resubmittal date as published in the project review schedule. The full resubmittal schedule may be found at www.albemarle.org in the "forms" section at the Community Development page. Be sure to include the resubmittal form on the last page of vour comment letter with your submittal. The application fee which you paid covers staff review of the initial submittal and one resubmittal. Each subsequent resubmittal requires an additional fee. (See attached Fee Schedule.) (2) Request Indefinite Deferral If you plan to resubmit after 30 days from the date of the comment letter, you need to request an indefinite deferral. Please provide a written request and state your justification for requesting the deferral. (Indefinite deferral means that you intend to resubmit /request a public hearing be set with the Planning Commission after the 30 day period.) (3) Request Planning Commission Public Hearing Date be Set At this time, you may schedule a public hearing with the Planning Commission. However, we do not advise that you go directly to public hearing if staff has identified issues in need of resolution that can be addressed With a resubmittal. After outstanding issues have been resolved and /or when you are ready to request a public hearing, staff will set your public hearing date for the Planning Commission in accordance with Page 1 of 6 Revised 4 -25 -11 eke the Planning Commission's published schedule and as mutually agreed by you and the County. The staff report and recommendation will be based on the latest information provided by you with your initial submittal or resubmittal. Please remember that all resubmittals must be made on or before a resubmittal date. By no later than twenty -one (21) days before the Planning Commission's public hearing, a newspaper advertisement fee and an adjoining owner notification fee must be paid. (See attached Fee Schedule) Your comment letter will contain the. actual fees you need to pay. Payment for an additional newspaper advertisement is also required twenty -two (22) days prior to the Board of Supervisors public hearing. These dates are provided on the attached Legal Ad Payments for Public Hearings form. Please be advised that, once'a public hearing has been advertised, only one deferral prior to the Planning Commission's public hearing will be allowed during the life of the application. The only exception to this rule will be extraordinary circumstances, such as a major change in the project proposal by the applicant or more issues identified by staff that have not previously been brought to the applicant's .attention. As always, an applicant may request deferral at the Planning Commission meeting. (4) Withdraw Your Application If at any time you wish to withdraw your application, please provide your request in writing.; Failure to Respond If we have not received a response from you within 30 days, we will contact you again. At that time, you will be given 10 days to do one of the following: a) request withdrawal of your application, b) request deferral of your application to a specific Planning Commission date as mutually agreed to with staff, or c) request indefinite deferral and state your justification for requesting the deferral. If none of these choices is made within 10 days, staff will schedule your application for a public hearing based on the information provided with your original submittal or the latest submittal staff received on a resubmittal date. Fee Payment Fees may be paid in cash or by check and must be paid at the Community Development Intake Counter. Make checks payable to the County of Albemarle. Do not send checks directly to the Review Coordinator. Page 2 of 6 Revised 4 -25 -11 eke FEE SCHEDULE FOR ZONING APPLICATIONS A. For a special use permit: 1. Additional lots under section 10.5.2.1; application and first resubmission Fee............................................................................ ..........................:.... ............:.........$1,000.00 Each additional resubmittal ....................................... ...................... .......... ........................$500.00 2. Public utilities; application and first resubmission Fee........................................................................................... ............................... :......$1,000.00 Each additional resubmittal ........................................ ............................... .......................$500:00 3. Day care center; application and first resubmission Fee ...............:........................................................:....... .... ............ ........................... ......$1,000.00 Each additional resubmittal ....................................... ...........................:... ....................:...$500.00 4. Home occupation Class B; application and first resubmission Fee............................................................................ ............... ................. ......................$1,000.00 Each additional resubmittal ....................................... ............................... ........................$500.00 5. 5. Amend existing special use permit; application and first resubmission Fee......................:....................................................... ............................... ......................$1,000.00 Each additional resubmittal ..................................:.... ............................... ..............:.........$500.00 6. Extend existing special use permit; application and first resubmission Fee............................................................................ ............................... ..............:.......$1,000.00 Each additional resubmittal ....................................... ..............:................ .......:................$500.00 7. All other special use permits; application and first resubmission Fee............................................................................ .................I.............. ......................$2,000.00 Each additional resubmittal ........................................................... ............................... $1,000.00 8. Deferral of scheduled public hearing at applicant's request Fee.............................................................................. ............................... ........................$180.00 B. For amendment to text of zoning ordinance: - Fee................................................................................... ............................... .......................$1000.00 C. Amendment to the zoning map: 1. Less than 50 acres; application and first resubmission Fee............................................................................ ............................... ......................$2,500.00 2. Less than 50 acres; each additional resubmission Fee............................................................................. ............................:.. .....................$1,250.00 3. 50 acres or greater; application and first resubmission Fee............................................................................ ............................... ......................$3,500.00 4. 50 acres or greater; each additional resubmission Fee............................................................................ ............................... ......................$1,750.00 5. Deferral of scheduled public hearing at applicant's request Fee.............................................................................. ............................... .......................$180.00 D. Board of Zoning Appeals: L. Request for a variance or sign special use permit Fee............................................................................. ............................... ........................$500.00 2. For other appeals to the board.of zoning appeals (including appeals of zoning administrator's decision) — Fee (to . be refunded if the decision of the zoning administrator is overturned) .......$240.00 N. Required notice: 1. Preparing and mailing or delivering up to fifty (50) notices: Fee............................................................................. ............................... ........................$200.00 plus the actual cost of first class postage 2. Preparing and mailing or delivering, per notice more than fifty (50): Fee............................................................................... ............................... ..........................$1.00 plus the actual cost of first class postage 3. Published notice: Fee.............................................................................. ............................... .........................Actual cost Page 3 of 6 Revised 4 -25 -11 eke FOR OFFICE USE ONLY SP # or ZMA # Fee Amount $ Date Paid By who? Receipt # Ck# By: Resubmittal of information for Special Use Permit or `rY� lz , Zoning Map Amendment %17pINP PROJECT NUMBER: % a1)/-1- 9011 0606q PROTECT NAME: F�rQe, �J6�r.h ❑ Resubmittal Fee is Required ❑ Per Request Resubmittal Fee is Not Required Community Development Project Coordinator Chu"94italli- f _ ao:-12 Signature Date bcc an t�_+ Oman (1/3�) 9 S r5-7o3 Name f Applicant Phone Number Signature FEES Date Resubmittal fees for Special Use Permit -- original Special Use Permit fee of $1,000 j?rFirst resubmission FREE ❑ Each additional resubmission $500 NAZ :" SIz+ F�' �'` �E, �" �' �ryq ..5#�'�"�'��'�a�`�'�r��,��"�' �a�����'°�^��`i 5e. .' �i: ���C, �' ��,k��^�e`�a���,ue�,��L's•'��ek ..k��'�����,s,`��. 5 Resubmittal fees for original Special Use Permit fee of $2,000 ❑ First resubmission FREE ❑ . Each additional resubmission $1,000 „'� -. ., kS'a3:� i+.Fs ,"I^''Q 2f'y y' rsV��Y' r$ .. "` Y 4.Y`iE�'•t„`f6Y�iTi`_£ .�., f }'l.k' a- `.y�:.. d .„�.�a°l %4.'y�� :u^�Yyt.'�'c`lii3 SY.a '�v,Y ....cqS zN... . F, �f`i"�'��.'•..,q:C���a�t5.�%"M� �, :�'4Y}.,° �c#,,�,, "e,�? k�, r�.. L'�= .���d�- <.�� °y'r; '.t"��w..?'°:a'�:'i::.E<Y.l n"i?iw""\Sr�,�'�, , ^�."�KA��°�)'r<,"t....;.;�i<'fk `3�� �.Fs'4i"�<�..:s$+:a�ke"T.S'. .�,�°�'3',LS�aS�.° ��it`i�<'%a. Resubmittal fees for original Zoning Map Amendment fee of $2,500 First resubmission FREE ❑ Each additional resubmission $1,250 Jf:?• y.,. aY'.5,3 .,.,.`X?i.L':i�.,r. �'.,v - s`,c�qt;AS.y.H �i`Sh 'yr''w. } Li .ri,i a'`i <ffhK',ysl.�i`gG`F`Y Y,1P`Ff..a },?� €� i i`{,u "� .2 ,.t �'rAL]...< Resubmittal fees for original Zoning Map Amendment fee of $3,500 ❑ First resubmission FREE ❑ Each additional resubmission $1,750 U +,. J �. vFri }", :�.'S 4 yy p ....i } '. ). . >'3F ,�� f{: ,e;, .....: gt 'f �, Ts k'�..$s' �liS,f � � C.�i''+ z�F; �' k �. {�. �dYi:.: �£ x+ .Ff` 1 -i$ 5i' `Rt�i"y.„. ��r k.. ki°F,(. "I", ,� ' iW €;'s .sS. 04 ,t }��� &,'" f fit., .'X'13'r1 4 A. a. , .3 �:>i,. i .!�l1.ui3.� �. i';.t 4 y YC4.. „Y . �Y . ^i'. tF �u(g,..t k�!i., ���:, '�.n?p,,....:�'l�;f �k'-$';ifS °,',fa. �:�,.u,��3- d�• �,�r�.�'k�.n�?sfYii°i. *'�fmo� ,. m:. fad $^,..�, -.. '�:f..: t,.�5 w,..£ r.�n:"i4.+Y.::a E�'�Y.'{�.?!S,li4��f?.�t�<., ���� ,Yl'. rc�i:r.:Et�"tL . OVA,,, ❑ Deferral of scheduled public hearing at applicant's request — Add'] notice fees will be required . $180 To be paid after staff review for bublic notice: Most applications for Special Use Permits and Zoning Map Amendment require at least one public hearing by the Planning Commission and one public hearing by the Board of Supervisors. Virginia State Code requires that notice for public hearings be made by publishing a legal advertisement in the newspaper and by mailing letters to adjacent property owners. Therefore, at least two fees for public notice are required before a Zoning Map Amendment may be heard by the Board of Supervisors. The total fee for public notice will be provided to the applicant after the final cost is determined and must be paid before the application is heard by a public body. MAKE CHECKS TO COUNTY OF ALBEMARLE/PAYMENT AT COMMUNITY DEVELOPMENT COUNTER i Preparing and mailing or delivering up to fifty (50) notices $200 + actual cost of first -class postage i Preparing and mailing or delivering each notice after fifty (50) $1.00 for each additional notice + actual cost of first -class postage i Legal advertisement (published twice in the newspaper for each public hearing) Actual cost (minimum of $280 for total of 4 publi cations) County of Albemarle Department of Community Development 401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296 -5832 Fay.: (434) 972 -4126 6/7/2011 Page 1 of 1 J,y COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION 1601 Orange Road Culpeper, Virginia 22701 -3819 Gregory A. Whirley Commissioner of Highways January 9, 2012 Mr. Bill Fritz Dept. of Planning & Community Development 401 McIntire Road Charlottesville, VA 22902 RE: Special Use Permits and Rezoning Submittals Dear Mr. Fritz: Below are VDOT's comments for the December, 2011 Rezoning and Special Use Permit applications- SP-2011-00029 Verizon Wireless, Tier III PWSF (Christopher Perez) 1. This modification to an existing tower does not require a permit from VDOT since it will access through an existing driveway, SP- 2011 -00031 Greenbrier Emergency Animal Hospital (Joanne Purtsezva) 1. The estimated increase in traffic for this use is 50 to 60 VPH in the AM and PM peak hours. It is not clear whether this is an increase in traffic or just a change to a new use that will have no net effect on traffic. ZMA- 2011- 00008,'00009 Three Notched Center (MeganYaniglos) 1.` Route 240 is functionally classified as a Rural Minor Arterial: VDOT records indicate that the road is 35 mph but it is posted at 25 mph. 2.' The required spacing for a full access commercial entrance at 25 mph is 355 feet and 35 mph is 470 feet. It appears that there is enough frontage on Route 240 to meet the spacing requirements. 3. The increase in traffic from this proposed use is 166 VPH in the peak hour. A right and left turn lane analysis needs to be provided for review in accordance with Appendix F of the VDOT Road Design Manual. ZMA- 2011 -00010 Albrecht Place (Claudette Grant 1. ITE trip generation estimates that this, use will generate 3400 vehicles per day on weekdays and 4700 VPH on Saturdays. 2. This site does not meet the threshold for traffic to require a Chapter 527 Traffic Impact Study. This site will generate a volume of traffic that will impact surrounding intersections on route 29 and other side roads and it is recommended that the county require some type of traffic impact analysis for this proposed use. If you have any questions, please contact me. Sincerely, Joel DeNunzio, P.E. Staff Engineer VDOT Charlottesville Residency Claudette Grant From: Alex Morrison [amorrison @serviceauthority.org] Sent: Friday, January 20, 2012 1:32 PM To: Claudette Grant Subject: 5466 Three Notch'ed Road Attachments: GIS Map.pdf Claudette, Please forward this e-mail to the applicant. This GIS map shows the location of a 10" DIP sanitary sewer line that crosses the parcel. The GIS location may not be exact due to the age of the pipe (before we used GPS locations on new infrastructure). There should be a 20' easement centered on the pipe that no building or obstructions can be within. A Miss Utility ticket would get the location of the pipe marked (since this is DIP our locators can track the pipe). The applicant can contact me directly with any other water /sewer questions. Alexander J. Morrison, EIT Civil Engineer Service u th6r ty 168 Spotnap Road Charlottesville, VA 22911 Office: (434)977-4511 EXT: 116 Cell: (434) 531 - 7434 This email may contain confidential information that should not be shared with anyone other than its intended recipient(s). Aibemork Cooney Service Authority SOng • cwOnq GIS Location May NOT Be Exact. AMISS UTILITY Ticket would mark the exact location ( +/- 1 foot). ConAgra -1 -6 56A2- 01 - -55A ConAgra -6-2 56A2- 01 - -56 i r DISCLAIMER Utilities, structures, lot lines, and all appurtenances indicated on this map are intended for general layout and reference location only. This printout is not intended for any other use than for preliminary planning and general location purposes. The utilities shown on this map are believed to be accurate, however, recent utility improvements and /or system changes may have been updated in our mapping since the time of this printout. ContactACSA directly for specific utility locations. Aerial Imagery © 2007 Commonwealth of Virginia Parcel Information Property of County of Albemarle 56A2- 01 - -58 56A2- 01 - -57 cwi_w" wx n "`town" 5466 M �tO r wo-s 56A2- 01 - -61 *—&A County of Albemarle Department of Community Development Memorandum From: Glenn Brooks, County Engineer Date: 5 Jan 2012 Subject: Three Notched Road parcel56A2 -1 -57 (ZMA201200009) The rezoning plan and application for a building on parcel 56A2 -1 -57 has been reviewed. There is not enough information for a proper review. Please have the applicant provide a concept plan. All zoning ordinance (site plan) and water protection ordinance requirements should be conceptually addressed. In addition, the public road entrance, together with any traffic and turn lane issues should be addressed. A shared entrance with parcel 56A2 -1 -58 appears to be a concept with travelway /road improvements. file: El zma2011 -8 GEB ThreeNotchedCenter COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 Fax (434) 972 -4126 MEMORANDUM TO: Claudette Grant FROM: Margaret Maliszewski RE: ZMA- 2011 -09: 5466 Three Notch'd Road Re- Zoning DATE: January 4, 2012 I have reviewed the above -noted application and I have the following comments: • The new building must meet the Entrance Corridor Design Guidelines. The building can be reviewed by the ARB during site plan review, but the applicant should note that it is likely that some prefabricated metal buildings will not meet the guidelines. • To accurately determine impacts to the Entrance Corridor, the limits of the parking lot and travelways must be clearly and accurately delineated on the plan, and the maximum height of vehicles to be parked must be noted on the plan. • Based on a site visit and existing conditions, it is anticipated that vehicles parked behind the proposed building will be visible from locations on Rt. 240 at the western end of the site and from locations west of the site between the residences at 5474 and 5492 Three Notch'd Road (the two residences to the west). • Some screening exists in the form of bamboo along the southern end of the western property line. It is unclear how much of this screening exists on the parcel under review and how much exists on the adjacent parcel. Off -site planting cannot be relied upon for screening on -site features. Existing landscaping is not sufficient to completely screen the proposed parking. • Screening to be added to the site to eliminate the visibility of vehicles parked behind the new building could take the form of landscaping, fencing, or a combination of landscaping and fencing. The location, size, extent, materials, colors, and other details of the proposed screening must be identified on the plan and should meet Entrance Corridor guidelines. • If landscaping is proposed, it should be added in a natural pattern. Formal, rigid screening patterns in this type of setting draw attention to the objects to be screened. • Chain link fence is not an approvable fence type. Vinyl fencing materials are not recommended. • If staff anticipates that visibility of parked vehicles will remain even with proposed screening methods, a Special Use Permit for outdoor storage will be required. • Existing on -site screening and other landscaping should be shown on the plan and identified as "to remain." It is recommended that the proposed development be organized in a way that will allow the mature trees that currently stand in the vicinity of the new building location to continue to thrive.