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HomeMy WebLinkAboutARB201400140 Staff Report 2014-12-29ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB- 2014 -140: The Shops at Stonefield Phase 2 Parcel G Review Type Final Site Development Plan Parcel Identification 061WO0300019AO Location On the west side of Rt. 29, south of District Avenue Zoned Neighborhood Model District (NMD) /Entrance Corridor (EC) Owner /Applicant Albemarle Place EAAP LLC/Edens (Ryan Lorey) Magisterial District Jack Jouett Proposal To construct four retail buildings and associated site improvements in Block G of the Stonefield town center. Context This block of the town center is located adjacent to the Rt. 29 Entrance Corridor and is situated between the corridor and the Costco site. Northrup Grumman/Sperry is located to the south. The main branch of the post office is located across Rt. 29 to the east. The Comdial building is located to the north. Visibility The Block G buildings will be readily visible from the Entrance Corridor. Proposed locations for buildings G1 and G2 are approximately 60' from the EC. Proposed locations for buildings G3 and G4 are approximately 330' from the EC. The north, south and east elevations of each building will be visible. ARB Meeting Date January 5, 2015 Staff Contact Margaret Maliszewski PROJECT HISTORY DATE APPLICATION RESULT 6/2/2014 Work session to ARB members made the following comments: receive the 1. If the revised layout provides the opportunity, configure the site plan in a way that makes the open/green spaces more civic in nature. applicant's 2. The change in building size /location reduces density at the street edge and doesn't reinforce the EC edge. More density at the street edge introduction to would have a better impact on the EC because it provides better scale and more human scale. the project 3. More building and less parking is needed along the EC for better pedestrian scale. 4. The long, unchanged height of Building G2 is a concern. 5. Regarding parapets and equipment screening, don't make buildings taller than necessary. 6. Continue to refine proportions and blank walls as was done in Phase 1. 3/28/2014 ARB- 2013 -157 Certificate of Appropriateness issued for Costco (Block F), including landscaping along the EC frontage and along the entrance road. 8/5/2013 ARB- 2013 -86 The ARB reviewed the Initial Site Plan for Blocks F and G and commented on a request for variations to the plan. Comments on the initial plan included: The standard lighting, landscaping and mechanical equipment notes are required on the site and architectural plans. The quantity of trees required along the EC frontage may be greater than the guidelines minimum to compensate for the tree size limits imposed by the existing utility easements. Details on screening wall design will be required with the final site plan submittal. Screening walls should be compatible with the appearance of building designs determined appropriate for the ECs. Comments on the variation included: A double staggered row of trees along the portion of the pedestrian corridor between the bus stop and District Avenue would have a more appropriate appearance than the single row of trees shown in that location. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION Structure design 1 The goal of the regulation of the design of development within the At the work session, the ARB commented: The long, unchanged Indicate awning designated Entrance Corridors is to insure that new development within height of Building G2 is a concern. In response, the applicant manufacturer, colors and the corridors reflects the traditional architecture of the area. Therefore, it indicates that the rooflines of buildings G 1 — G4 include variations color numbers on the is the purpose of ARB review and of these Guidelines, that proposed to avoid overly - lengthy horizontals and to increase visual interest. elevation drawings. development within the designated Entrance Corridors reflect elements G2 has only one bay that rises above the other bays of the building, of design characteristic of the significant historical landmarks, buildings, but the north and east elevations incorporate projections forward and Provide a sample of the and structures of the Charlottesville and Albemarle area, and to promote back that help break up the mass. gray metal and the tile. orderly and attractive development within these corridors. Applicants should note that replication of historic structures is neither required nor The ARB also commented: Continue to refine proportions and Revise the materials list to desired. blank walls as was done in Phase 1. The applicant has responded that changes have been made to materials and wall planes, and green indicate color names, color numbers and 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, land, walls have been added. manufacturer names for and vegetation. In order to accomplish the integration of buildings, land, each material and color. and vegetation characteristic of these sites, the Guidelines require The building designs proposed for Block G are generally consistent attention to four primary factors: compatibility with significant historic in form, proportions, details, materials and colors with those Provide samples for sites in the area; the character of the Entrance Corridor; site approved for and constructed in the first phase of the town center Sherwin Williams and Sto development and layout; and landscaping. development. Bay widths of the proposed buildings are consistent colors and any colors not 3 New structures and substantial additions to existing structures should with those in Phase 1. Phase 1 bay widths are mostly 20', and range approved for the first respect the traditions of the architecture of historically significant from 15' to 30'. Block G bays are typically 20', with some ranging phase of development. buildings in the Charlottesville and Albemarle area. from 17'6" to 22'6 ". Building heights are also consistent with those Coordinate the G2 south 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 in Phase 1. Phase 1 heights range from 20' to 25', with some elevations in the color structures is not intended to impose a rigid design solution for new features at 30'. Block G heights range from 23' to 29', depending on perspective and the line development. Replication of the design of the important historic sites in topography. drawing. the area is neither intended nor desired. The Guideline's standard of compatibility can be met through building scale, materials, and forms The applicant has indicated that the materials and colors proposed Correct the labels on the which may be embodied in architecture which is contemporary as well for the buildings in Block G are intended to match those used in the north and east elevations as traditional. The Guidelines allow individuality in design to first phase of the development. However, some of the color names, of Building G2. accommodate varying tastes as well asspecial functional requirements. numbers and/or manufacturers are not specified on the drawings or they differ from what was previously approved. Changes include the 9 Building forms and features, including roofs, windows, doors, materials, colors and textures should be compatible with the forms and features of following: the significant historic buildings in the area, exemplified by (but not limited to) the buildings described in Appendix A [of the design Tile (charcoal) and painted brick are proposed at the base of the guidelines]. The standard of compatibility can be met through scale, buildings. These materials are not expected to have much visual materials, and forms which may be embodied in architecture which is impact on the EC due to their location and limited use. contemporary as well as traditional. The replication of important historic Awnings are proposed for the buildings, but awning colors have sites in Albemarle County is not the objective of these guidelines. not been identified on the plans. Awning colors approved with the first phase of the development include: Sunbrella Black 08, Natural 04, Charcoal Gray 44, Navy Blue 26, Alpine Green 55, Panorama Taupe 48. Metal is proposed as a wall facing material option for G1. Metal 5 It is also an important objective of the Guidelines to establish a pattern of compatible architectural characteristics throughout the Entrance was proposed only for coping, flashing and mechanical screens Corridor in order to achieve unity and coherence. Building designs in the first phase of development. should demonstrate sensitivity to other nearby structures within the Entrance Corridor. Where a designated corridor is substantially The painted brick color is specified as Sherwin Williams developed, these Guidelines require striking a careful balance between Delicate White. PPG Delicate White was previously approved. harmonizing new development with the existing character of the Fiber cement board is proposed in white and gray. Previously corridor and achieving compatibility with the significant historic sites in approved colors for fiber cement board are PPG antique silver the area. 530 -5 and delicate white 518 -1. STO synthetic stucco is proposed in white, tan and gray. PPG 10 Buildings should relate to their site and the surrounding context of buildings. Sharkskin 513 -5 and Flagstone 518 -4 are the previously approved stucco colors. 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. The plans indicate that metal colors are to match delicate white and gray. Traditional architecture of the area isn't really reflected in the proposed building designs. However, the proposed buildings are compatible with the existing town center buildings. The south elevation of G2 in the color perspective doesn't match the line drawing elevation. The labels on the north and east elevations of G2 are switched. See guideline 13 for additional information on blankness. 11 The overall design of buildings should have human scale. Scale should The majority of building bays are treated with storefront windows, Revise the north be integral to the building and site design. including all bays of each EC- facing (east) elevation. Some of the building bays have no windows or doors (G2 south elevation, most elevation of G1 to present a more 13 Any appearance of "blankness" resulting from building design should be relieved using design detail or vegetation, or both. of G1 north elevation, most of the G3 north and south elevations, G4 appropriate appearance south elevation). All elevations have been treated with pilasters and consistent with the material and color changes, and some bays have been treated with building's location at a green screens, to offset the lack of fenestration and to establish major corner of the human scale. These treatments are consistent with the first phase of development. Incorporate development. additional fenestration and upgraded materials. The lack of windows on the north elevation of Building GIcould have a negative impact on the EC, as the building lies at a prominent corner of the development, directly adjacent to the entrance drive (Lenox Ave.) and the EC. The storefront on the east side of G1 turns the corner to the north for approximately 13', and the remaining 74' of the building is without windows and is faced primarily with stucco. Extending to the west from the elevation is a 10' -high service area screening wall, also faced with stucco. Building GIsits approximately 17' from Lenox Avenue and a sidewalk runs between the building and the street. Two shade trees are proposed between the sidewalk and the street and the two westernmost bays of the building are treated with green screens. Although the guidelines state that a combination of design detail and vegetation can be used to treat blankness, the proposed combination does not appear to be appropriate for this major corner of the development. Additional storefront and upgraded materials (a continuation of the stone used in the easternmost bay, for example) are recommended for the north elevation. The south elevation of G2 will have good visibility from the EC. This elevation is divided into four bays, with the one closest to the EC faced with stone. The wide middle bay is all stucco and the two western bays are stucco with green screens. Eastern red cedar trees are proposed along the central part of the elevation. The south elevations of G3 and G4 and the north elevation of G3 are more distant from the EC (330') than G1, and so those blank walls are expected to have less impact on the EC and appear appropriate as presented. 14 Arcades, colonnades, or other architectural connecting devices should be The buildings are not physically connected. They are visually None. used to unify groups of buildings within a development. connected through the use of similar building forms, details, materials and colors. 15 Trademark buildings and related features should be modified to meet the The proposed buildings aren't trademark designs in the traditional None. requirements of the Guidelines. sense, but they are a clear continuation of the designs used in the first phase of the retail development. 16 Window glass in the Entrance Corridors should not be highly tinted or The window glass is not specifically addressed in the submittal, but Add the window glass highly reflective. Window glass in the Entrance Corridors should meet the it is expected to match what is used in the first phase of the note to the architectural following criteria: Visible light transmittance (VLT) shall not drop below development. plans. 40 %. Visible light reflectance (VLR) shall not exceed 3001o. 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 At the work session, the ARB commented: Regarding parapets and Add landscaping to plan of development and shall, to the extent possible, be compatible with equipment screening, don't make buildings taller than necessary. improve the appearance the building designs used on the site. The applicant has indicated that parapets are provided at sufficient height to eliminate visibility of rooftop equipment, when viewed in of the G1 service area screen wall. 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these features will true elevation. Parapet height is approximately 4' and equipment still have a negative visual impact on the Entrance Corridor street, will be below the top of the parapet. screening should be provided to eliminate visibility. a. Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, e. Building heights are consistent with those in the first phase of Mechanical equipment, f. Above - ground utilities, and g. Chain link development. fence, barbed wire, razor wire, and similar security fencing devices. The proposal shows no ground- mounted equipment, but there are 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist of: a. Walls, b. service areas proposed at each of the buildings. The walls are Plantings, and c. Fencing. generally 10' high and faced with gray stucco. The G1 wall could benefit from additional landscaping. 20 Surface runoff structures and detention ponds should be designed to fit There are no large above - ground stormwater features proposed for None. into the natural topography to avoid the need for screening. When Block G. visible from the Entrance Corridor street, these features must be fully integrated into the landscape. They should not have the appearance of engineered features. 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 The note is needed on both the site and architectural drawings. Add the standard architectural plan: "Visibility of all mechanical equipment from the mechanical equipment Entrance Corridor shall be eliminated." note to both the site and architectural drawings. Lighting 22 Light should be contained on the site and not spill over onto adjacent Spillover does not exceed .5 fc. None. properties or streets; 23 Light should be shielded, recessed or flush - mounted to eliminate Proposed fixtures include two pole- mounted lights that are full Revise the lighting plans glare. All fixtures with lamps emitting 3000 lumens or more must be cutoff. The submittal does not address building lights. to show all wall- and full cutoff fixtures. ground - mounted lights. 24 Light levels exceeding 30 footcandles are not appropriate for display Maximum light levels appear to be in the range of 10 fc, but there is Revise the lighting plan lots in the Entrance Corridors. Lower light levels will apply to most overlapping information on the photometric plan making the plan to eliminate overlapping other uses in the Entrance Corridors. difficult to read. notes and to make the drawing fully legible. 25 Light should have the appearance of white light with a warm soft LED lamps are proposed. None. 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. 26 Dark brown, dark bronze, or black are appropriate colors for free- A note on the plan indicates that all P, XA and XB fixtures are Confirm that the bronze standing pole mounted light fixtures in the Entrance Corridors. bronze. P2, P3, P4 and XB1 fixtures are proposed in Block G. note refers to fixtures P2, P3, P4 and XB 1. 27 The height and scale of freestanding, pole- mounted light fixtures 20' is proposed for the shoebox fixtures. The height of the Selux Include a note on the should be compatible with the height and scale of the buildings and decorative pole lights is not clear from the drawing. 12' is the height lighting plan indicating the sites they are illuminating, and with the use of the site. Typically, approved for the fixture in Phase 1 of the development. that the maximum overall the height of freestanding pole- mounted light fixtures in the Entrance height of the Selux Corridors should not exceed 20 feet, including the base. Fixtures that decorative pole light is exceed 20 feet in height will typically require additional screening to 12'. achieve an appropriate appearance from the Entrance Corridor. 28 In determining the appropriateness of lighting fixtures for the There do not appear to be any special considerations regarding None. Entrance Corridors, the individual context of the site will be taken lighting that are necessary for this site. into consideration on a case by case basis. 29 The [standard lighting] note should be included on the lighting plan. The note appears on sheet LTL None. Guidelines for the Use of Decorative Landscape Lighting There appear to be no lights proposed strictly for decorative effect. None. Landscaping 7 The requirements of the Guidelines regarding landscaping are intended At the work session, the ARB commented: More building and less None. to reflect the landscaping characteristic of many of the area's significant parking is needed along the EC for better pedestrian scale. The historic sites which is characterized by large shade trees and lawns. parking has not been reduced along the EC, but the applicant has Landscaping should promote visual order within the Entrance Corridor indicated that the dense landscaping is intended to obscure the and help to integrate buildings into the existing environment of the visibility of the parking areas. (See guideline 39 comments for corridor. additional information.) 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar characteristics. Such EC street trees and interior road trees were approved with Block F. common elements allow for more flexibility in the design of structures The landscaping has been planted. It is consistent with Phase 1 because common landscape features will help to harmonize the frontage planting. appearance of development as seen from the street upon which the Corridor is centered. 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 3'/2 inches caliper (measured 6 inches above the ground) and should be of a plant species common to the area. Such trees should be located at least every 35 feet on 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 2'/z 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. 34 Landscaping along interior pedestrian ways: Trees along the pedestrian path leading from the Rt. 29 bus stop to None. a. Medium trees should be planted parallel to all interior pedestrian Costco were approved with the Block F plan. ways. Such trees should be at least 2%2 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: 228 spaces are proposed in Block G, requiring 23 interior trees. 23 None. a. Large trees should align the perimeter of parking areas, located 40 interior trees have been provided. Species include Allee elm, willow feet on center. Trees should be planted in the interior of parking areas at oak, and autumn flame red maple at 21/2" caliper. the rate of one tree for every 10 parking spaces provided and should be evenly distributed throughout the interior of the parking area. b. Trees required by the preceding paragraph should measure 2%2 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: Trees are proposed along the south side of G2 and G3, and G2 has See comments under a. Trees or other vegetation should be planted along the front of long two green screens, where walls have no windows or doors. There are guideline #13. buildings as necessary to soften the appearance of exterior walls. The no trees along the south side of G4, but two green screens are spacing, size, and type of such trees or vegetation should be determined proposed. 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. 37 Plant species: The proposed species are found on the designated lists. None. 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). 38 Plant health: The note appears on sheet L2. None. 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." Development pattern 6 Site development should be sensitive to the existing natural landscape None of the natural landscape remains at this site. Landscaping will None. and should contribute to the creation of an organized development plan. 39 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. 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 Entrance Corridor streets. f. The placement of structures on the site should respect existing views and vistas on and around the site. be critical for integrating this block into the overall development and the corridor. At the June 2, 2014 work session, the ARB commented: If the revised layout provides the opportunity, configure the site plan in a way that makes the open /green spaces more civic in nature. The applicant notes that the primary green space is located adjacent to the enhanced pedestrian path and it abuts an exterior dining space. There is no change in this location since the work session. The green space is situated between the pedestrian path and the dining patio at G4. It is located approximately 330' from the EC. The ARB also commented: The change in building size /location reduces density at the street edge and doesn't reinforce the EC edge. More density at the street edge would have a better impact on the EC because it provides better scale and more human scale. The building arrangement has not changed since the work session. Block G buildings are arranged at the corners of the block, with a parking lot occupying the central space of the block and extending towards the EC as far as the EC- facing elevations of G 1 and G2. The applicant notes that placing the buildings at the corners helps to define the boundaries, and landscaping is used to bridge the buildings and to establish human -scale along the corridor edge. This arrangement of building and parking is consistent with the layout approved and constructed in Block A. The distance between Buildings Al (Trader Joe's) and A3 (Blue Ridge Mountain Sports) is approximately 260'. The distance between Buildings Gland G2 is approximately 270'. The parking arrangement in both blocks consists of three double rows of parking and a single row of parking adjacent to the buildings. Landscaping is similar along the EC frontage and both blocks have a row of tree islands in the parking lot a short distance from the frontage planting (45' at Block G and 30' at Block A). Block G differs in that it includes a pedestrian path, with trees, through the center of the block. Zoning and Planning 11 have determined that the building locations shown on the current plan are in general accord with the plan approved on 9/11/2013. Site Grading 40 Site grading should maintain the basic relationship of the site to The site has already been graded. No natural features remain. Revise the plan to show surrounding conditions by limiting the use of retaining walls and by the low wall at the G4 shaping the terrain through the use of smooth, rounded land forms that There is a low wall shown on the renderings of the G4 patio, but the patio. blend with the existing terrain. Steep cut or fill sections are generally wall does not appear on the site plan. 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. 41 No grading, trenching, or tunneling should occur within the drip line of Landscaping is in place along the EC frontage and the entrance Revise the plans to show any trees or other existing features designated for preservation in the drive. Tree protection fencing will be needed if the plants are to tree protection fencing final Certificate of Appropriateness. Adequate tree protection fencing remain during construction. for the landscaping along should be shown on, and coordinated throughout, the grading, the EC frontage and the landscaping and erosion and sediment control plans. entrance drive. 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. SIGNS Comprehensive sign criteria for the Block G buildings were not Submit a comprehensive included with this proposal but must be reviewed/approved with the sign criteria proposal for final site plan. Because the building designs are similar to the main Block G. retail center, the previously approved criteria could be appropriate for this block of the development. 11 SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. North elevation of G1 2. `Blank" building bays and building proportions 3. The use of metal for G1 Staff offers the following comments on the proposal: 1. Indicate awning manufacturer, colors and color numbers on the elevation drawings. 2. Provide a sample of the gray metal and the tile. 3. Revise the materials list to indicate color names, color numbers and manufacturer names for each material and color. 4. Provide samples for Sherwin Williams and Sto colors and any colors not approved for the first phase of development. 5. Coordinate the G2 south elevations in the color perspective and the line drawing. 6. Correct the labels on the north and east elevations of Building G2. 7. Revise the north elevation of G1 to present a more appropriate appearance consistent with the building's location at a major corner of the development. Incorporate additional fenestration and upgraded materials. 8. Add the window glass note to the architectural plans: Window glass in the Entrance Corridors should meet the following criteria: Visible light transmittance (VLT) shall not drop below 4001o. Visible light reflectance (VLR) shall not exceed 30 %. Specifications on the proposed window glass should be submitted with the application for final review. 9. Add landscaping to improve the appearance of the G1 service area screen wall. 10. Add the standard mechanical equipment note to both the site and architectural drawings. Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated. 11. Revise the lighting plans to show all wall- and ground- mounted lights. 12. Revise the lighting plan to eliminate overlapping notes and to make the drawing fully legible. 13. Regarding the lighting plan, confirm that the bronze note refers to light fixtures P2, P3, P4 and XB 1. 14. Include a note on the lighting plan indicating that the maximum overall height of the Selux decorative pole light is 12'. 15. Revise the plan to show the low wall at the G4 patio. 16. Revise the plans to show tree protection fencing for the landscaping along the EC frontage and the entrance drive. 17. Submit a comprehensive sign criteria proposal for Block G. 12 TABLE A This report is based on the following submittal items: Sheet # Drawing Drawing Date Sheet # Drawing Drawing Date CO Cover Sheet 11 -24 -2014 A6 Materials and Plantings 11 -24 -2014 C6 Existing Conditions & Demolition Plan 11 -24 -2014 L 1 Landscape Plan 11 -24 -2014 C7 Site Layout Plan 11 -24 -2014 L2 Landscape Schedule 11 -24 -2014 C8 Grading and drainage Plan 11 -24 -2014 L3 Enhanced Pedestrian Pathway 11 -24 -2014 C9 Water & Sanitary Sewer Layout Plan 11 -24 -2014 From Page Al Building G1 Color perspective 11 -24 -2014 LT1 Site Lighting 11 -24 -2014 From Page A3 Building G3 Color perspective 11 -24 -2014 LT2 Site Lighting 11 -24 -2014 From Page A4 Building G4 Color perspective 11 -24 -2014 Al Building G1 11 -24 -2014 From Page A5 View approaching from the south 11 -24 -2014 A2 Building G2 11 -24 -2014 From Page A5 View at pedestrian pathway 11 -24 -2014 A3 Building G3 11 -24 -2014 From Page A5 View approaching from the north 11 -24 -2014 A4 Building G4 11 -24 -2014 From Page L3 Color perspective showing green space and pedestrian path 11 -24 -2014 A5 Entrance Corridor Views 11 -24 -2014 From Page L3 Color landscape plan with pedestrian path 11 -24 -2014 13