HomeMy WebLinkAboutARB201300026 Review Comments Initial Site Plan 2013-03-27ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project # /Name
ARB- 2013 -26: Fifth Street Station Initial Site Plan
Review Type
Initial Site Development Plan
Parcel Identification
076M10000002A0, 076M10000002130, 076M10000004A0, 077000000011E0
Location
North of I64, east of Fifth Street (Rt. 631), west of Avon Street Extended (Rt. 742), south of the Willoughby subdivision
Zoned
Planned Development Shopping Center (PDSC), Entrance Corridor (EC)
Owner /Applicant
New Era Properties LLCBohler Engineering (Daniel R. Hines)
Magisterial District
Scottsville
Proposal
To construct a shopping center with 470,00 sf of buildings and associated site improvements on approximately 66 acres.
The site is bounded on the north by Moore's Creek and the Willoughby subdivision. A portion of the site adjacent to 51 Street falls within the City of
Charlottesville boundary. The remaining parcels fall within the I64 and Avon Street Entrance Corridors. In the vicinity on Avon Street is a mix of industrial,
Context
commercial and residential development. In the vicinity along I64 are the Holiday Inn and Christian Aid Mission to the west and the Joint Security Complex
across I64 to the southeast. A number of residential developments, including apartment complexes, have been constructed in the vicinity adjacent to I64. A
warehouse currently stands on the site. It is surrounded by a paved area that is surrounded by a wooded area.
The development will be visible from both the I64 and Avon Street Entrance Corridors. The view from I64 will be through the trees that stand in the VDOT
right -of -way. The Wegman's and Major Tenant A buildings will be visible. Views of the other buildings to the north, from I64, are expected to be largely
blocked by the Wegman's and Major Tenant A buildings; however, site sections will be needed to confirm this. The elevation of I64 in the project area ranges
from 430' at the west end to 480/490' at the east end. The finished floor elevation for Wegman's is 432.5' and for the Major Tenant A building is 424.5'.
Visibility
Building heights are expected to be 40', with an 80' tower approved for Wegman's. Generally, the size of the development, the amount of tree removal proposed,
the amount of grading and retaining walls proposed, and the size of the buildings will make the overall development obvious as viewed from the EC. The
development is not expected to be hidden by the trees in the VDOT right -of -way. At night, parking lot and building lighting will make the development evident
from greater distances. The view from Avon Street will be of Bent Creek Parkway (the road leading to and around the development), the graded slopes along that
road, and the park- and -ride lot.
ARB Meeting Date
April 1, 2013
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
This proposal has a long review history and the design has changed over the years. The ARB provided advisory comments on a 2006 (ARB- 2006 -135 and ZMA- 2006 -09) rezoning application
and staff comments were provided in 2007 and 2008. A revised application and plan were submitted in 2009 (ZMA- 2009 -01) and staff reviews were provided in 2009 and 2010. Staff comments
were also provided in 2012 on a proposed amendment to the rezoning. That amendment was approved in September 2012.
ANALYSIS
In this table, gray shading means the guideline does not apply to initial site plan review. Yellow shading means the guideline can be reviewed only for location and configuration at initial site
plan review. The last column of the table specifies whether the condition is a requirement to satisfy guidelines, or a recommendation regarding the plan, or a condition required prior to issuance
of a grading permit, or an issue for future ARB review. If "requirement" is specified, the ordinance section that applies is also provided: 30.6.4(c)(2) size and arrangement of structures, or
30.6.4(c)(3) location and configuration of parking and landscaping, or 30.6.4(c)(5) preservation of existing vegetation an natural features. Additional comments are likely to be generated when
additional information is submitted for review.
Which Entrance Corridor guideline hasn't
been met?
What is the deficiency?
Condition
Requirement,
Recommendation,
Grading permit Condition
or Issue for future
1. The goal of the regulation of the design of
The size and massing of the Wegman's and Major
Revise the massing of the Wegman's and Major
Requirement to satisfy
development within the designated Entrance
Tenant A buildings, as viewed from the ECs, does
Tenant A buildings to reflect the traditional
guidelines. 30.6.4(c)(2)
Corridors is to insure that new development
not reflect the traditional architecture of the area. For
architecture of the area. Break up the mass into
within the corridors reflects the traditional
comparison, the following approximate building sizes
components whose scale reflects that of the
architecture of the area.
are provided: Wegman's: 290 x 470 = 140,000
traditional architecture of the area. Revise the
Major Tenant A: 320 x 480 = 150,000
Wegman's and Major Tenant A building layouts so
Existing warehouse on site = 300 x 200 = 60,000
less length is visible from the I64 EC.
Target = 475 x 320 = 150,000
Lowe's = 400 x 300 = 120,000
Gander Mountain = 185 x 265 = 45,600
Regal Cinema = 200 x 320 = 64,000
Site sections will help clarify visibility. The degree of
Provide multiple site sections to clarify the degree of
Issue for future ARB review
visibility will further clarify the degree to which
visibility of the development from the ECs. Consider
building scale and massing impact the corridors.
flying balloons at proposed building corners to
further clarify visibility.
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.
The size and mass of the Wegman's and Major
Tenant A buildings do not respect the traditions of
local historic architecture. Blank walls visible from
the ECs will not be appropriate. The building will
need relief. The 80' tower will require careful
attention to colors, materials, and form. Signs and
Break down the massing of the Wegman's and
Major Tenant A buildings with form, color and
architectural detailing to reflect the traditional
architecture of the area. Reduce the amount of blank
wall on the EC. Provide a tower design whose form,
materials and color respect the traditions of local
Issue for future ARB review
5. It is also an important objective of the
Guidelines to establish a pattern of
lighting may not be appropriate for the tower as
historic buildings.
compatible architectural characteristics
viewed from the EC.
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.
6. Site development should be sensitive to the
The extensive amount of tree removal and the extent
Revise the site layout and grading to significantly
Requirement to satisfy
existing natural landscape and should
of retaining walls shown on the initial site plan
reduce the need for retaining walls and to
guidelines.
contribute to the creation of an organized
indicate that the plan is not sensitive to the natural
significantly reduce the height of proposed retaining
30.6.4(c)(2)
development plan. This may be accomplished,
landscape. Although retaining walls were anticipated
walls.
30.6.4(c)(5)
to the extent practical, by preserving the trees
with the application plan for the rezoning, the extent
and rolling terrain typical of the area; planting
of retaining walls was not shown. Walls reach 48'
Revise the massing of Wegman's and the Major
new trees along streets and pedestrian ways
high and encompass most of the site.
Tenant A buildings to a scale that does not
and choosing species that reflect native forest
overpower the natural setting.
elements; insuring that any grading will blend
The Wegman's and Major Tenant A buildings will
into the surrounding topography thereby
look massive from the EC. Some wooded areas will
creating a continuous landscape; preserving,
remain at the periphery of the development, but given
to the extent practical, existing significant
the proposed layout and grading, the development
river and stream valleys which may be located
will not appear to be integrated in a natural setting.
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.
7. The requirements of the Guidelines
No trees are proposed to be added on the EC sides of
A mix of trees is required on site along the I64 side
Issue for future ARB review
regarding landscaping are intended to reflect
the site. Sufficient planting area has not been
of the property.
the landscaping characteristic of many of the
reserved along the I64 side. This lack of planting
area's significant historic sites which is
does not contribute to visual order or integration of
Show on the plan adequate planting area to
Requirement to satisfy
characterized by large shade trees and lawns.
buildings into the environment of the corridor.
accommodate this planting, free of utilities and
guidelines.
Landscaping should promote visual order
easements, sufficient to integrate the buildings into
30.6.4(c)(3)
within the Entrance Corridor and help to
the corridor.
30.6.4(c)(5)
integrate buildings into the existing
environment of the corridor.
9. Building forms and features, including
The architectural designs of the Wegman's and Major
Incorporate forms, features, materials and colors to
Issue for future ARB review
roofs, windows, doors, materials, colors and
Tenant A buildings will require careful attention to
make the Wegman's and Major Tenant A buildings
textures should be compatible with the forms
forms, features, materials and colors. Building relief
compatible with the historic buildings in the area.
and features of the significant historic
will be required.
buildings in the area, exemplified by (but not
limited to) the buildings described in
Appendix A. 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.
11. The overall design of buildings should
Standard big box design doesn't reflect human scale.
Break down the massing of the Wegman's and
Issue for future ARB review
have human scale. Scale should be integral to
Breaking up the mass of the building and
Major Tenant A buildings with form and color to
the building and site design.
incorporating building relief will be required.
reflect human scale. Incorporate building relief.
13. Any appearance of "blankness" resulting
As oriented in the initial plan, it is anticipated that the
Reduce the amount of blank wall on the EC.
Issue for future ARB review
from building design should be relieved using
walls of the Wegman's and Major Tenant A
design detail or vegetation, or both.
buildings facing the EC will include blank areas.
15. Trademark buildings and related features
It is anticipated that trademark architectural designs —
Revise trademark designs to meet the guidelines.
Issue for future ARB review
should be modified to meet the requirements
or minor adaptations of standard designs — will be
of the Guidelines.
proposed.
17. Accessory structures and equipment
Rooftop equipment could be visible from the EC. Site
Provide site sections and other pertinent information
Issue for future ARB review
should be integrated into the overall plan of
sections will help determine visibility.
to show how equipment, particularly rooftop
development.
equipment, will be made invisible from the ECs.
18. The following should be located to
Loading, service, and refuse areas will be visible
Revise the Wegman's building layout to shift the
Requirement to satisfy
eliminate visibility from the Entrance Corridor
through the trees from I64. Rooftop mechanical
loading /service /refuse areas to the west side of the
guidelines.
street. If, after appropriate siting, these features
equipment could also be visible. Shifting the loading
building away from the I64 EC. Provide planting
30.6.4(c)(2)
will still have a negative visual impact on the
areas to the side of the building would reduce
area, free of utilities and easements, along the I64
30.6.4(c)(3)
Entrance Corridor street, screening should be
visibility. Adding on -site planting would further
side of the site.
provided to eliminate visibility.
reduce visibility.
a. Loading areas, b. Service areas, c. Refuse
Planting area on the I64 side of the site shall
Issue for future ARB review
areas, d. Storage areas, e. Mechanical
accommodate a mix of deciduous and evergreen
equipment, f. Above - ground utilities, and
trees sufficient to mitigate any visibility of loading,
g. Chain link fence, barbed wire, razor wire,
service and refuse areas that remains after
and similar security fencing devices.
appropriate siting.
Provide site sections to clarify the visibility of the
Major Tenant A loading areas from the EC.
21. The following note should be added to the
The mechanical equipment note will be needed on
Add this note to the site plan and architectural plans:
Issue for future ARB review
site plan and the architectural plan: "Visibility
the site and architectural drawings.
"Visibility of all mechanical equipment from the
of all mechanical equipment from the
Entrance Corridor shall be eliminated."
Entrance Corridor shall be eliminated."
28. In determining the appropriateness of
The illuminated development will be noticeable from
Design site and building lighting to minimize
Issue for future ARB review
lighting fixtures for the Entrance Corridors,
distances at night. Site and building lighting should
noticeability and impacts.
the individual context of the site will be taken
be designed to minimize impacts.
into consideration on a case by case basis.
29. The following note should be included on
The lighting note will be needed on the site plan.
Add this note to the site plan, "Each outdoor
Issue for future ARB review
the lighting plan: "Each outdoor luminaire
luminaire equipped with a lamp that emits 3,000 or
equipped with a lamp that emits 3,000 or
more initial lumens shall be a full cutoff luminaire
more initial lumens shall be a full cutoff
and shall be arranged or shielded to reflect light
luminaire and shall be arranged or shielded to
away from adjoining residential districts and away
reflect light away from adjoining residential
from adjacent roads. The spillover of lighting from
districts and away from adjacent roads. The
luminaires onto public roads and property in
spillover of lighting from luminaires onto
residential or rural areas zoning districts shall not
public roads and property in residential or
exceed one half footcandle."
rural areas zoning districts shall not exceed
one half footcandle."
32a. Landscaping along the frontage of
No EC trees have been provided along the I64 side of
Revise the plan to show consistent planting area free
Requirement to satisfy
Entrance Corridor streets should include the
the site and sufficient planting area has not been
of utilities and easements along the I64 side of the
guidelines. 30.6.4(c)(3)
following:
reserved. Although the evenly spaced large shade
site, at least 20' in depth.
a. Large shade trees should be planted parallel
trees will not be appropriate for the I64 side of the
to the Entrance Corridor Street. Such trees
development, a mix of trees will be needed.
Provide on site a mix of trees along the I64 side of
Issue for future ARB review
should be at least 3'/2 inches caliper
the site. Provide the standard Entrance Corridor
(measured 6 inches above the ground) and
The frontage condition on Avon Street is
planting along Avon Street. Include parcel 77 -11 E
should be of a plant species common to the
inconsistent; some wooded area is to remain. No EC
on the cover sheet.
area. Such trees should be located at least
trees are proposed. The Avon Street parcel is not
every 35 feet on center.
identified on the cover sheet.
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.
32d. An area of sufficient width to
Inconsistent and insufficient width for planting is
Revise the plan to show consistent planting area free
Requirement to satisfy
accommodate the foregoing plantings and
provided along the I64 side of the site.
of utilities and easements along the I64 side of the
guidelines. 30.6.4(c)(3)
fencing should be reserved parallel to the
site, at least 20' in depth.
Entrance Corridor street, and exclusive of
road right -of -way and utility easements.
33. Landscaping along interior roads:
No interior road trees are provided. Although newly
Provide planting area for trees along Bent Creek
Requirement to satisfy
a. Large trees should be planted parallel to all
planted trees at the interior of the development may
Parkway from Avon Street at least to the intersection
guidelines. 30.6.4(c)(3)
interior roads.
not be immediately visible from the EC, mature trees
dispersed throughout the development will help
of Bent Creek Parkway with the first turnoff for the
Major Tenant A building.
33. Such trees should be at least 21/2 inches
caliper (measured six inches above the
integrate the development into the surrounding
ground) and should be of a plant species
environment and help reduce visual impacts, both
Provide trees along Bent Creek Parkway at a
Issue for future ARB review
common to the area. Such trees should be
from close vantage points and those at greater
minimum of 21/2" caliper spaced 40' on center.
located at least every 40 feet on center.
distances along the corridors.
34. Landscaping along interior pedestrian
Pedestrian way trees are not consistently provided.
Provide medium trees along all interior pedestrian
Issue for future ARB review
ways:
Although newly planted trees at the interior of the
ways at a minimum size of 2%2" caliper, spaced 25'
a. Medium trees should be planted parallel to
development may not be immediately visible from
on center.
all interior pedestrian ways.
the EC, mature trees dispersed throughout the
development will help integrate the development into
34. Such trees should be at least 21/2 inches
caliper (measured six inches above the
the surrounding environment and help reduce visual
ground) and should be of a species common
impacts, both from close vantage points and those at
to the area. Such trees should be located at
greater distances along the corridors.
least every 25 feet on center.
35. Landscaping of parking areas:
Perimeter parking lot trees are not consistently
Provide perimeter parking lot trees at 40' on center.
Issue for future ARB review
a. Large trees should align the perimeter of
provided. Wooded area to remain is provided in some
parking areas,
areas near parking lot perimeters. In some areas
retaining walls change the typical relationship of
35.1ocated 40 feet on center.
trees to parking area. Although newly planted trees at
the interior of the development may not be
immediately visible from the EC, mature trees
dispersed throughout the development will help
integrate the development into the surrounding
environment and help reduce visual impacts, both
from close vantage points and those at greater
distances along the corridors.
35. Trees should be planted in the interior of
Interior parking lot trees are provided, but the
Increase the size of the interior parking lot trees to
Issue for future ARB review
parking areas at the rate of one tree for every
proposed sizes are smaller than the guidelines
2%2" caliper minimum.
10 parking spaces provided and should be
minimum. Mature trees dispersed throughout the
evenly distributed throughout the interior of
development will help integrate the development into
the parking area.
the surrounding environment and help reduce
impacts, both from close vantage points and those at
35b. Trees required by the preceding
paragraph should measure 21/2 inches caliper
greater distances.
(measured six inches above the ground);
should be evenly spaced; and should be of a
species common to the area.
36. Landscaping of buildings and other
Although the I64 right -of -way is wooded, the
A mix of deciduous and evergreen trees are required
Issue for future ARB review
structures:
existing building on site can be seen through the
on site, along the I64 side of the site, to soften the
a. Trees or other vegetation should be planted
trees, so the proposed buildings will also be visible.
appearance of the long elevations of the Wegman's
along the front of long buildings as necessary
Insufficient area is provided for landscaping on this
and Major Tenant A buildings.
to soften the appearance of exterior walls. The
side. Trees are needed along the I64 side of the site to
spacing, size, and type of such trees or
soften the appearance of the long walls of the
Show on the plan adequate planting area to
Requirement to satisfy
vegetation should be determined by the
Wegman's and Major Tenant A buildings.
accommodate this planting, free of utilities and
guidelines. 30.6.4(c)(3)
length, height, and blankness of such walls.
easements, at least 20' in depth.
38. Plant health:
The landscape note will be needed.
Add the following note to the landscape plan: "All
Issue for future ARB review
The following note should be added to the
site plantings of trees and shrubs shall be allowed to
landscape plan: "All site plantings of trees and
reach, and be maintained at, mature height; the
shrubs shall be allowed to reach, and be
topping of trees is prohibited. Shrubs and trees shall
maintained at, mature height; the topping of
be pruned minimally and only to support the overall
trees is prohibited. Shrubs and trees shall be
health of the plant."
pruned minimally and only to support the
overall health of the plant."
39. The relationship of buildings and other
Some wooded preservation areas are proposed at the
Maximize planting of trees on site. Minimize
Issue for future ARB review
structures to the Entrance Corridor street and
periphery of the development, but extensive tree
lighting.
to other development within the corridor
removal and grading are also proposed. Natural
should be as follows:
features are not reflected in most of the site layout.
e. If significant natural features exist on the
site (including creek valleys, steep slopes,
The proposed development will significantly change
significant trees or rock outcroppings), to the
the view along I64. Rather than a view of wooded
extent practical, then such natural features
area and distant mountains, the focus will be on the
should be reflected in the site layout. If the
shopping center set in a cleared area, and on the
provisions of Section 32.5.2.n of the
illumination of the development at night. Replanting
Albemarle County Zoning Ordinance apply,
trees and minimizing illumination can help re-
then improvements required by that section
integrate the development into the surroundings.
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.
40. Site grading should maintain the basic
The use of retaining walls is not limited. The
Revise the site layout and grading to significantly
Requirement to satisfy
relationship of the site to surrounding
relationship of the site to surrounding conditions is
reduce the need for retaining walls and to
guidelines. 30.6.4(c)(5)
conditions by limiting the use of retaining walls
not maintained. Retaining walls nearly encompass the
significantly reduce the height of proposed retaining
and by shaping the terrain through the use of
site. Walls reach 48' high. For comparison, the
walls.
smooth, rounded land forms that blend with the
retaining wall at Lowe's is terraced into three
existing terrain. Steep cut or fill sections are
sections, each approximately 9' to 11' tall.
generally unacceptable.
40. Proposed contours on the grading plan shall
Most retaining walls are over 6' tall. Terracing and
Terrace the wall at the Major Tenant A building into
Issue for future ARB review
be rounded with a ten foot minimum radius
planting can help reduce impacts. Contours in some
segments no more than 6' tall. Plant the terraces.
where they meet the adjacent condition. Final
places are not rounded.
Provide retaining wall details for review. Identify
grading should achieve a natural, rather than
materials and colors; provide samples. Round
engineered, appearance. Retaining walls 6 feet
contours with a 10' minimum radius where they
in height and taller, when necessary, shall be
meet the adjacent condition.
terraced and planted to blend with the
landscape.
41. No grading, trenching, or tunneling should
A conservation plan checklist is needed.
Include a conservation plan checklist in the site plan.
Requirement prior to
occur within the drip line of any trees or other
Show all the checklist items on the plan.
issuance of a grading permit
existing features designated for preservation in
30.6.4(c)(3)
the final Certificate of Appropriateness.
30.6.4(c)(5)
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
Staff recommends the following as the primary points of discussion:
I . Anticipated visibility of the proposed development/buildings /landscaping
2. Extent of retaining walls used; retaining wall height
3. Building massing and scale
4. Building orientation
5. Planting along the I64 side of the site
6. Advice to applicants for future ARB submittals /reviews: information to clarify visibility; building design; blankness; trademark design; site and building illumination; tower design;
planting character and quantity; trees in/around/along parking areas, pedestrian ways, interior roads; EC planting along Avon Street
10
Staff recommends that the ARB forward the following comments to the Agent:
Regarding _ requirements to satisfy the design guidelines as per 30.6.4(2), (3) and (5)
1. Revise the massing of the Wegman's and Major Tenant A buildings to reflect the traditional architecture of the area. Break up the mass into components whose scale reflects that of the
traditional architecture of the area.
2. Revise the Wegman's and Major Tenant A building layouts so less length is visible from the I64 EC.
3. Revise the massing of Wegman's and Major Tenant A buildings to a scale that does not overpower the natural setting.
4. Turn the Wegman's building to shift the loading /service /refuse areas to the west side of the building away from the I64 EC.
5. Revise the site layout and grading to significantly reduce the need for retaining walls and to significantly reduce the height of proposed retaining walls.
6. Revise the plan to show consistent and adequate planting area free of utilities and easements along the I64 side of the site, at least 20' in depth.
7. Provide planting area for trees along Bent Creek Parkway from Avon Street at least to the intersection of Bent Creek Parkway with the first turnoff for the Major Tenant A building.
Regarding _ recommended conditions of initial site plan approval:
1. Approval of a Certificate of Appropriateness is required prior to final site plan approval.
Regarding conditions to be satisfied prior to issuance of a grading_ permit:
1. Provide a conservation plan checklist. Show all the checklist items on the plan.
Comments for future ARB submittals /reviews:
1. Provide multiple site sections to clarify the degree of visibility of the development from the Entrance Corridors, the visibility of the Major Tenant A loading areas from the EC, and to show
how equipment, particularly rooftop equipment, will made invisible from the ECs. Consider flying balloons at proposed building corners to further clarify visibility.
2. Break down the massing of the Wegman's and Major Tenant A buildings with form, color and architectural detailing to reflect the traditional architecture of the area and to reflect human
scale.
3. Reduce the amount of blank wall on the EC.
4. Provide a tower design whose form, materials and color respect the traditions of local historic buildings.
5. Incorporate forms, features, materials and colors to make the Wegman's and Major Tenant A buildings compatible with the historic buildings in the area. Incorporate building relief.
6. Revise trademark designs to meet the EC guidelines.
7. Planting area on the I64 side of the site shall accommodate a mix of deciduous and evergreen trees sufficient to soften the appearance of the long elevations of the Wegman's and Major
Tenant A buildings, to integrate the buildings into the EC, and to mitigate any visibility of loading, service and refuse areas that remains after appropriate siting.
8. Design site and building lighting to minimize noticeability and impacts.
9. Provide the standard Entrance Corridor planting along Avon Street.
10. Include parcel 77 -11 E on the cover sheet.
11. Provide Bent Creek Parkway trees at a minimum of 21/2" caliper spaced 40' on center.
11
12. Provide medium trees along all interior pedestrian ways at a minimum of 21/2" caliper, spaced 25' on center.
13. Provide perimeter parking lot trees at 40' on center.
14. Maximize planting of trees on site. Minimize lighting.
15. Terrace the wall at the Major Tenant A building into segments no more than 6' tall. Plant the terraces.
16. Provide retaining wall details for review. Identify materials and colors; provide samples.
17. Round contours with a 10' minimum radius where they meet the adjacent condition.
18. Add the following notes to the 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.
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.
Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated.
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date
Sheet #
Drawing Name
Drawing Date
1
Cover
2/19/13
8A -J
Site Plan
2/19/13
2A -13
General notes and details
2/19/13
9A -J
Grading Plan
2/19/13
3A -B
Boundary Survey
2/19/13
l0A -J
Utility Plan
2/19/13
4
Overall Existing Conditions and Demolition
2/19/13
11A -K
Landscape Plan
2/19/13
5A -J
Existing Conditions and Demolition
2/19/13
12
Public Recreational Exhibit
2/19/13
6
Phasing Plan
2/19/13
13A -13
Approved Proffers
2/19/13
7
Overall Site Plan
2/19/13
14
Proffer Analysis
2/19/13
12