HomeMy WebLinkAboutARB201400029 Review Comments Initial Site Plan 2014-04-15ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB- 2014 -29 and ARB 2014 -39: Goodwill Millcreek
Review Type
Initial Site Plan and Preliminary Architectural Review
Parcel Identification
077000000047AO
Location
At the northeast corner of the intersection of Avon Street Extended with Mill Creek Drive
Zoned
Planned Development Shopping Center (PDSC), Entrance Corridor (EC)
Owner /Applicant
Blakeley T or Jennifer Parham Greenhalgh/Balzer & Assoc. (Kent O'Donahue) and Bob Pingry
Magisterial District
Scottsville
Proposal
To construct a 10,400 sf commercial building with associated parking on an outparcel in the South Side Shopping
Center development.
Context
The immediate context of the site is the South Side Shopping Center, a brick building with a Food Lion grocery store
as its major tenant. To the south across Mill Creek Drive is a convenience store with fuel pump canopy and car wash,
and a bank. Further to the east is a high school and fire station. Across Avon Street to the west is the Mill Creek
residential development.
Visibility
The north, south and west elevations of the proposed building will be readily visible from the Entrance Corridor, but
the lower parts of the walls will be hidden by the slope of the land along Avon Street and Mill Creek Drive.
ARB Meeting Date
April 21, 2014
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
DATE
APPLICATION /REVIEW TYPE
RESULT
April 17, 1998
ARB- 1997 -32: Southside Shopping Center
Certificate of Appropriateness granted for the main shopping center building at
this site.
Various
Various
Numerous sign applications have been reviewed and approved for tenants in this
shopping center.
ANALYSIS
Gray highlight = guideline can't be reviewed at initial site plan stage, can provide recommendations for final
Yellow highlight = can only review for location/configuration at initial site plan
Regular text = guideline can be reviewed at initial site plan stage, can make condition of initial plan approval, can be basis for denial
REF
GUIDELINE
ISSUE
RECOMMENDATION
1
The goal of the regulation of the design of development
The applicant proposes a brick- faced,
Indicate on the drawings
within the designated Entrance Corridors is to insure that
nearly square building with a customer
the material and color
new development within the corridors reflects the
entrance on the south side and a donation
intended for the back of the
traditional architecture of the area. Therefore, it is the
drop -off point on the west side, both
pedimented entrance
purpose of ARB review and of these Guidelines, that
marked by pedimented pavilions projecting
features. Choose a material
proposed development within the designated Entrance
from the main walls of the building. The
and color that is integrated
Corridors reflect elements of design characteristic of the
pavilions have blue metal roofs to
with the overall building.
si�nt historical landmarks, buildings, and structures
coordinate with the existing shopping
of the Charlottesville and Albemarle area, and to promote
center. The pediments rising above the
Revise the site plan to show
orderly and attractive development within these corridors.
main roofline add visual interest and the
the entrance pavilion.
Applicants should note that replication of historic structures
depth of the entrance features gives them a
is neither required nor desired.
more architectural appearance than a
simple raised parapet would. The material
Confirm that the lighter
color horizontal courses
3
New structures and substantial additions to existing
structures should respect the traditions of the architecture
proposed for the back of the pedimented
shown in the color
of historically significant buildings in the Charlottesville
form isn't clear from the drawings. The
renderings are a lighter
and Albemarle area. Photographs of historic buildings in
form of the pavilion at the main entrance
color brick, as is seen in the
the area, as well as drawings of architectural features,
isn't clear on the site plan.
existing shopping center.
which provide important examples of this tradition are
Identify the material and
contained in Appendix A.
The length of each elevation of the
building is broken down into bays by brick
color on the drawings.
4
The examples contained in Appendix A should be used as a
guide for building design: the standard of compatibility
pilasters. A course of (what appears to be)
with the area's historic structures is not intended to impose
lighter colored brick located above the
a rigid design solution for new development. Replication of
pilasters divides the height of the walls.
the design of the important historic sites in the area is
Above the brick course, simple brick
neither intended nor desired. The Guideline's standard of
detailing is added above each pilaster, and
compatibility can be met through building scale, materials,
a brick cornice tops the wall. Between
and forms which may be embodied in architecture which it
pilasters, bays on the south and west
contemporary as well as traditional. The Guidelines allow
elevations are treated with storefront
individuality in design to accommodate varying tastes as
windows (the two easternmost bays on the
well as special functional requirements.
south elevation), transom windows (the
southernmost bay of the west elevation and
5
It is also an important objective of the Guidelines to
establish a pattern of compatible architectural
the western bays of the south elevation), or
characteristics throughout the Entrance Corridor in order to
brick detailing (two middle bays on the
achieve unity and coherence. Building designs should
west elevation). The transom windows are
demonstrate sensitivity to other nearby structures within the
expected to have some visibility from the
Entrance Corridor. Where a designated corridor is
EC.
substantially developed, these Guidelines require striking a
careful balance between harmonizing new development
Bays on the north elevation have no
with the existing character of the corridor and achieving
additional treatment. The perspective
compatibility with the significant historic sites in the area.
views and elevations show an L- shaped
brick wall at the middle of the north
9
Building forms and features, including roofs, windows,
doors, materials, colors and textures should be compatible
elevation. The wall forms a screen for the
with the forms and features of the significant historic
compactor located in this area.
buildings in the area, exemplified by (but not limited to) t1i
buildings described in Appendix A [of the design
The brick and blue metal materials, the
guidelines]. The standard of compatibility can be met
division of the walls into bays, the piers
through scale, materials, and forms which may be
and pilasters, and the cornice detailing all
embodied in architecture which is contemporary as well as
relate generally to the historic buildings of
traditional. The replication of important historic sites in
the County and directly to the existing
Albemarle County is not the objective of these guidelines.
South Side Shopping Center building.
10
Buildings should relate to their site and the surrounding
context of buildings.
11
The overall design of buildings should have human scale.
The brick material and detailing, pilasters,
Adjust the brick detailing to
Scale should be integral to the building and site design.
piers, and canopies help establish human
scale. The lighter brick course above the
eliminate the top -heavy
appearance of the walls.
12
Architecture proposed within the Entrance Corridor shoul
use forms, shapes, scale, and materials to create a cohesivd
pilasters divides the walls horizontally.
whole.
The resulting proportions give the building
a top-heavy appearance.
13
Any appearance of "blankness" resulting from building
Significant portions of the walls are
See recommendations at
design should be relieved using design detail or vegetation]
without doors and storefront windows.
guidelines 17, 18, 19.
or both.
Pilasters, brick detailing and transoms are
used to help relieve the blankness. This
treatment is generally acceptable in this
case, given that the lower wall areas will
be screened by the topography of the site.
However, the north elevation has the least
amount of detail and includes a service
area. Additional treatments might be
needed to mitigate the appearance of this
elevation, based on the degree of visibility.
14
Arcades, colonnades, or other architectural connecting
Materials and details are used to visually
None.
devices should be used to unify groups of buildings within
connect the proposed building to the
a development.
existing bu Iding on site.
15
Trademark buildings and related features should be
The proposed design is not a company
None.
modified to meet the requirements of the Guidelines.
standard.
16
Window glass in the Entrance Corridors should not be highl
Details on window glass have not yet been
Provide on the plan window
tinted or highly reflective. Window glass in the Entrance
provided.
glass details indicating that
Corridors should meet the following criteria: Visible light
visible light transmittance
transmittance (VLT) shall not drop below 4001o. Visible
(VLT) shall not drop below
light reflectance (VLR) shall not exceed 30 %.
40% and visible light
Specifications on the proposed window glass should be
reflectance (VLR) shall not
submitted with the application for final review.
exceed 30 %.
Li htin
22
Light should be contained on the site and not spill over
A basic lighting plan has been provided. It
Revise the maintenance
onto adjacent properties or streets;
shows that spillover does not exceed .5 fc
along Avon and Mill Creek, but the wrong
factor (LLF) to 1.0 for all
proposed light fixtures and
24
Light levels exceeding 30 footcandles are not appropriate
for display lots in the Entrance Corridors. Lower light
maintenance factor was used and the
recalculate the
levels will apply to most other uses in the Entrance
intensity of illumination cannot be
photometrics. Provide a
Corridors.
determined from the contour line style of
point -by -point grid style
lighting plan that was submitted. A point-
photometric plan for
by-point id is needed.
review.
23
Light should be shielded, recessed or flush - mounted t4
Cut sheets for the light fixtures are not
Provide cut sheets for the
eliminate glare. All fixtures with lamps emitting 3000
included in the plan.
proposed light fixtures in
lumens or more must be full cutoff fixtures.
the site plan.
25
Light should have the appearance of white light with a
Metal halide lamps are proposed.
Confirm that the proposed
warm soft glow; however, a consistent appearance
lamp type matches that
throughout a site or development is required. Consequently,
which is currently used in
if existing lamps that emit non -white light are to remain,
the shopping center.
new lamps may be required to match them.
26
Dark brown, dark bronze, or black are appropriate colors
Fixture and pole colors have not been
Identify the fixture and pole
for free - standing pole mounted light fixtures in the
addressed.
colors in the light schedule
Entrance Corridors.
or with a note on the
lighting plan. Bronze is
recommended.
27
The height and scale of freestanding, pole- mounted light
Pole height is indicated as 17.5'. Bases are
None.
fixtures should be compatible with the height and scale of
not indicated, but if standard bases are
the buildings and the sites they are illuminating, and with
proposed, this height will still appear
the use of the site. Typically, the height of freestanding
coordinated with the building.
pole - mounted light fixtures in the Entrance Corridors
should not exceed 20 feet, including the base. Fixtures that
exceed 20 feet in height will typically require additional
screening to achieve an appropriate appearance from the
Entrance Corridor.
28
In determining the appropriateness of lighting fixtures for
the Entrance Corridors, the individual context of the site
will be taken into consideration on a case by case basis.
29
The following note should be included on the lighting plan:
The note does not appear on the plan.
Include the standard
"Each outdoor luminaire equipped with a lamp that emits
lighting note on the plan.
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."
Landscaping
7
The requirements of the Guidelines regarding landscaping
Trees and shrubs exist along the Avon
Show on the plan the
are intended to reflect the landscaping characteristic of
frontage, although the shrubs are not
shrubs that exist along
many of the area's significant historic sites which is
shown on the plan. The trees act as EC
Avon and Mill Creek.
characterized by large shade trees and lawns. Landscaping
frontage trees, although they've been
Show the existing trees and
should promote visual order within the Entrance Corridor
planted in the right -of -way and under a
shrubs that are to remain
and help to integrate buildings into the existing
power line. The trees on Avon are, for the
with accurate drip lines.
environment of the corridor.
most part, large trees spaced 35' on center.
Interspersed ornamentals do not exist along
Move the new telephone
8
Continuity within the Entrance Corridor s ou d be obtaine4
by planting different types of plant materials that share
Avon Street.
and power lines outside of
similar characteristics. Such common elements allow for
planting areas.
more flexibility in the design of structures because
Three Zelkova trees are proposed to be
common landscape features will help to harmonize the
added on the Avon Street side of the site,
Provide interspersed
appearance of development as seen from the street upon
at parking lot level. A group of boxwoods
ornamental trees on site,
which the Corridor is centered.
is proposed near each tree.
along Avon Street.
Provide additional
32
Landscaping along the frontage of Entrance Corridor
streets should include the following:
Utility lines are proposed to be run along
landscaping on site, outside
a. Large shade trees should be planted parallel to the
the Avon Street side of the site, between
of utilities, to help better
Entrance Corridor Street. Such trees should be at least 3'/2
the parking lot and the property line. This
integrate the building and
inches caliper (measured 6 inches above the ground) and
limits the ability to plant additional trees in
its service areas into the
should be of a plant species common to the area. Such trees
this area.
corridor.
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:
Trees and shrubs exist along the Mill
Show on the plan the
a. Large trees should be planted parallel to all interior
Creek frontage, although they are not
existing shrubs along Mill
roads. Such trees should be at least 2'h inches caliper
provided consistently and the shrubs are
Creek Drive.
(measured six inches above the ground) and should be of
not shown on the plan. The trees (that are
plant species common to the area. Such trees should ba
to remain) are mostly cherry trees spaced
located at least every 40 feet on center.
15' to 35' apart.
34
Landscaping along interior pedestrian ways:
Sidewalk is provided between the proposed
Increase the size of the
a. Medium trees should be planted parallel to all interior
building and parking rows on the south and
Zelkova trees to 2%2"
pedestrian ways. Such trees should be at least 2'/2 inches
east sides of the building. In addition to the
caliper minimum.
caliper (measured six inches above the ground) and should
three Zelkova trees on the west side
be of a species common to the area. Such trees should be
(Avon) of the site, two flowering plum
located at least every 25 feet on center.
trees are proposed in islands southeast of
the building. 34 parking spaces are shown.
35
Landscaping of parking areas:
a. Large trees should align the perimeter of parking areas,
The Zelkova and plum trees meet the
located 40 feet on center. Trees should be planted in the
interior parking lot tree quantity
interior of parking areas at the rate of one tree for every 10
requirement. The Zelkova are proposed at
parking spaces provided and should be evenly distributed
2" caliper, which is less than the
throughout the interior of the parking area.
requirement.
b. Trees required by the preceding paragraph should
measure 2'/2 inches caliper (measured six inches above the
A group of boxwoods is proposed at each
ground); should be evenly spaced; and should be of a
proposed tree. Given the elevation
species common to the area. Such trees should be planted
difference, shrubs in those locations are not
in planters or medians sufficiently large to maintain the
expected to have an impact on the EC. The
health of the tree and shall be protected by curbing.
shrubs are proposed at 12" high, which is
c. Shrubs should be provided as necessary to minimize the
less than the requirement.
parking area's impact on Entrance Corridor streets. ShrWM
should measure 24 inches in height.
37
Plant species: a. Plant species required should be as
The proposed species are acceptable for
None.
approved by the Staff based upon but not limited to the
this location.
Generic Landscape Plan Recommended Species List and
Native Plants for Virginia Landscapes (Appendix D).
38
Plant health: The following note should be added to the
The note appears on sheet C8.
None.
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."
17
Accessory structures and equipment should be integrated
Parking is proposed on all four sides of the
Revise the site plan to
into the overall plan of development and shall, to the exteN
building. A two -way travelway is provided
clearly show the location,
possible, be compatible,&ith the buildingjkdjW11WMJW
on the south side of the building. It
extent and material of the
the site.
becomes one -way on the west side, where
angled parking is provided, and leads to
compactor screening wall.
Include a note on the plan
18
The following should be located to eliminate visibility from
the Entrance Corridor street. If, after appropriate siting, these
the donation drop -off point. After drop -off,
stating that the compactor
features will still have a negative visual impact on the
traffic continues out past the building into
will not exceed the height
Entrance Corridor street, screening should be provided to
the existing parking lot.
of the screen wall. Include a
eliminate visibility. a. Loading areas, b. Service areas, c.
screen wall detail in the
Refuse areas, d. Storage areas, e. Mechanical equipment, f.
The building is oriented parallel to the
plan.
Above - ground utilities, and g. Chain link fence, barbed
Avon Street Entrance Corridor. The front
wire, razor wire, and similar security fencing devices.
of the building faces Mill Creek Drive to
the south. The back of the building faces
Provide additional site
sections and/or perspective
19
Screening devices should be compatible with the design of
the buildings and surrounding natural vegetation and may
north and includes a compactor with a
views (as viewed from
consist of. a. Walls, b. Plantings, and c. Fencing.
brick screen wall. (The wall is shown in
the elevations and perspective views, but
Avon Street) to clarify the
visibility of the
21
The following note should be added to the site plan and the
architectural plan: "Visibility of all mechanical equipment
isn't clearly identified on the site plan.)
compactor /service area.
from the Entrance Corridor shall be eliminated."
This north elevation is expected to have
some visibility from the Avon Street EC. A
Show on the plan the
36
Landscaping of buildings and other structures:
a. Trees or other vegetation should be planted along the
perspective view shows the screen wall
existing landscaping
front of long buildings as necessary to soften the
open on the EC side. Additional site
located just north of the
appearance of exterior walls. The spacing, size, and type of
sections and/or perspective views would
subject parcel that will help
such trees or vegetation should be determined by the
help clarify the extent of visibility of the
screen views of the
length, height, and blankness of such walls.
compactor area, and whether or not the
proposed building.
b. Shrubs should be used to integrate the site, buildings,
wall extends far enough for complete
and other structures; dumpsters, accessory buildings and
screening of the service area. Showing on
Extend the screen wall as
structures; "drive thru" windows; service areas; and signs.
the plan the existing landscaping located
necessary to fully screen
Shrubs should measure at least 24 inches in height.
just north of the subject parcel would also
help clarify the extent of visibility.
the service area from view.
39
The relationship of buildings and other structures to the
Entrance Corridor street and to other development within
Locate the ground- mounted
the corridor should be as follows:
The plan shows what looks like two
mechanical units so they
a. An organized pattern of roads, service lanes, bike paths,
mechanical units on the EC side of the
are screened by the brick
and pedestrian walks should guide the layout of the site.
compactor area. Depending on their size,
screen wall.
b. In general, buildings fronting the Entrance Corridor
the mechanical units could be visible from
street should be parallel to the street. Building groupings
the EC; they would be better located
Show the locations and
should be arranged to parallel the Entrance Corridor street.
behind the brick screen wall.
heights of the rooftop
c. Provisions should be made for connections to adjacent
equipment on the plans and
pedestrian and vehicular circulation systems.
The donation drop -off and the compactor
elevations. Include a
d. Open spaces should be tied into surrounding areas to
area are "service" areas that generally
section to clarify that the
provide continuity within the Entrance Corridor.
would not be considered appropriate
equipment will not be
e. If significant natural features exist on the site (including
features to be visible from the EC.
visible from the EC.
creek valleys, steep slopes, significant trees or rock
Donation areas like the one proposed here
outcroppings), to the extent practical, then such natural
can become unsightly when donations are
Add landscaping on site to
features should be reflected in the site layout. If the
left at building -side after business hours. In
further mitigate the
provisions of Section 32.5.6.n of the Albemarle County
this case, the slope of the land adjacent to
appearance of the north
Zoning Ordinance apply, then improvements required by
the EC is expected to screen the view of
elevation.
that section should be located so as to maximize the use of
the lower part of the wall from drivers on
existing features in screening such improvements from
the EC, so the after -hours drop -offs aren't
Entrance Corridor streets.
expected to be an EC issue.
f. The placement of structures on the site should respect
existing views and vistas on and around the site.
The elevation difference between road and
building pad suggests that the storefront
6
Site development should be sensitive to the existing natural
landscape and should contribute to the creation of an
need not face the EC. Turning the building
organized development plan. This may be accomplished, to
90 degrees counterclockwise could provide
the extent practical, by preserving the trees and rolling
additional opportunities for screening the
terrain typical of the area; planting new trees along streets
service areas (by tucking them both into
and pedestrian ways and choosing species that reflect
the existing slopes), but that would appear
native forest elements; insuring that any grading will blend
to complicate parking and traffic flow for
into the surrounding topography thereby creating a
the drop -off. Additional landscaping could
continuous landscape; preserving, to the extent practical,
further mitigate the appearance of the
existing significant river and stream valleys which may be
service areas. There is no planting strip
located on the site and integrating these features into the
available in the parking lot to help mitigate
design of surrounding development; and limiting the
the north elevation, but more plants could
building mass and height to a scale that does not overpower
be added along the EC frontage.
the natural settings of the site, or the Entrance Corridor.
A dumpster is located northwest of the
building, adjacent to the slope. Because it
is so close to the slope, it is not expected to
be viewed from the EC.
Currently, a striking view of the mountains
is available from Avon Street, above and
beyond the existing South Side Shopping
Center building. It is anticipated that some
of this view might be blocked by the
proposed building. (The existing building
reaches 32' high at its tallest. The proposed
building appears to be approximately 25-
28' tall at its highest point.)
There is potential for rooftop equipment to
be visible due to the elevation of the road
above the base elevation of the building.
Equipment locations and heights are
needed on the plans and elevations to show
that rooftop equipment won't be visible. A
site section would further clarify visibility.
Site Grading
40
Site grading should maintain the basic relationship of the site
There is an abrupt change in elevation
None.
to surrounding conditions by limiting the use of retaining
between the site, which has already been
walls and by shaping the terrain through the use of smooth,
graded, and the adjacent streets. The
rounded land forms that blend with the existing terrain. Steep
proposed development will maintain this
cut or fill sections are generally unacceptable. Proposed
basic relationship of site to surroundings,
contours on the grading plan shall be rounded with a ten fool
though the slope will be cut into on both
minimum radius where they meet the adjacent condition.
the west (Avon) and south (Mill creek)
Final grading should achieve a natural, rather than
sides. Retaining walls are proposed in
engineered, appearance. Retaining walls 6 feet in height and
these areas, but visibility of the walls from
taller, when necessary, shall be terraced and planted to blen4
the EC is expected to be low and the
with the landscape.
impact of the walls on the EC is not
expected to be great.
41
No grading, trenching, or tunneling should occur within the
Existing tree locations are shown on the
Revise the plan to show
drip line of any trees or other existing features designated for
plan, but drip lines are not shown. Existing
accurate drip lines for all
preservation in the fmal Certificate of Appropriateness.
shrubs along Avon Street and Mill Creek
existing trees and to show
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Visibility of the building and service areas from the EC
2. The orientation of the building
3. The brick screening wall for the compactor area
4. The detailing of the walls, the transom windows, the proportions of the wall divisions
Regarding the Initial Site Plan, staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee:
Regarding requirements to satisfy the design guidelines: As per § 32.4.2.2(b)(3) and 30.6.4(c)(2) and (3) and EC Guidelines #17 and 18, service
areas and equipment are not sufficiently integrated into the development and visibility of service areas and equipment is not eliminated.
Regarding recommendations on the plan as it relates to the guidelines: None.
Regarding recommended conditions of initial plan approval:
• A Certificate of Appropriateness is required prior to final site plan approval.
• Provide additional landscaping on site, outside of utilities and easements, to help better integrate service areas and equipment into the
corridor, and to eliminate visibility of service areas and equipment.
Regarding conditions to be satisfied prior to issuance of a grading permit:
• Revise the plan to show accurate drip lines of all trees to remain. Maintain grading outside of the drip lines of trees to remain.
• Revise the plan to show existing shrubs to remain along Avon Street and Mill Creek Drive.
10
Adequate tree protection fencing should be shown on, and
Drive are not shown on the plan. The
existing shrubs along Avon
coordinated throughout, the grading, landscaping and erosion
impact of proposed grading can't be fully
Street and Mill Creek
and sediment control plans.
determined without drip lines shown on the
plan.
Drive. Ensure that grading
won't negatively impact
42
Areas designated for preservation in the final Certificate of
Appropriateness should be clearly delineated and protected
existing trees to remain.
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.
20
Surface runoff structures and detention ponds should be
The proposed development will tie into the
None.
designed to fit into the natural topography to avoid the need
existing drainage pattern.
for screening. When visible from the Entrance Corridor
street, these features must be fully integrated into the
landscape. They should not have the appearance of
engineered features.
44
Natural drainage patterns (or to the extent required, new
drainage patterns) should be incorporated into the finished
site to the extent possible.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Visibility of the building and service areas from the EC
2. The orientation of the building
3. The brick screening wall for the compactor area
4. The detailing of the walls, the transom windows, the proportions of the wall divisions
Regarding the Initial Site Plan, staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee:
Regarding requirements to satisfy the design guidelines: As per § 32.4.2.2(b)(3) and 30.6.4(c)(2) and (3) and EC Guidelines #17 and 18, service
areas and equipment are not sufficiently integrated into the development and visibility of service areas and equipment is not eliminated.
Regarding recommendations on the plan as it relates to the guidelines: None.
Regarding recommended conditions of initial plan approval:
• A Certificate of Appropriateness is required prior to final site plan approval.
• Provide additional landscaping on site, outside of utilities and easements, to help better integrate service areas and equipment into the
corridor, and to eliminate visibility of service areas and equipment.
Regarding conditions to be satisfied prior to issuance of a grading permit:
• Revise the plan to show accurate drip lines of all trees to remain. Maintain grading outside of the drip lines of trees to remain.
• Revise the plan to show existing shrubs to remain along Avon Street and Mill Creek Drive.
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Staff offers the following comments on the preliminary proposal:
1. Indicate on the drawings the material and color intended for the back of the pedimented entrance features. Choose a material and color that is
integrated with the overall building.
2. Revise the site plan to show the entrance pavilion.
3. Confirm that the lighter color horizontal courses shown in the color renderings are a lighter color brick, as is seen in the existing shopping center.
Identify the material and color on the drawings.
4. Adjust the brick detailing to eliminate the top -heavy appearance of the walls.
5. Provide on the plan details on the window glass indicating that visible light transmittance (VLT) shall not drop below 40% and visible light
reflectance (VLR) shall not exceed 30 %.
6. Revise the maintenance factor (LLF) to 1.0 for all proposed light fixtures and recalculate the photometrics. Provide a point -by -point grid style
photometric plan for review.
7. Provide cut sheets for the proposed light fixtures in the site plan.
8. Confirm that the proposed lamp type matches that which is currently used in the shopping center.
9. Identify the fixture and pole colors in the light schedule or with a note on the lighting plan. Bronze is recommended.
10. Include the standard lighting note on the plan.
11. Show on the plan the shrubs that exist along Avon and Mill Creek. Show the existing trees and shrubs that are to remain with accurate drip lines.
12. Move the new telephone and power lines outside of planting areas.
13. Provide interspersed ornamental trees on site, along Avon Street.
14. Provide additional landscaping on site, outside of utilities, to help better integrate the building and its service areas into the corridor.
15. Show on the plan the existing shrubs along Mill Creek Drive.
16. Increase the size of the Zelkova trees to 2'/z" caliper minimum.
17. Revise the site plan to clearly show the location, extent and material of the compactor screening wall. Include a note on the plan stating that the
compactor will not exceed the height of the screen wall. Include a screen wall detail in the plan.
18. Provide additional site sections and/or perspective views (as viewed from Avon Street) to clarify the visibility of the compactor /service area.
19. Show on the plan the existing landscaping located just north of the subject parcel that will help screen views of the proposed building.
20. Extend the screen wall as necessary to fully screen the service area from view.
21. Locate the ground- mounted mechanical units so they are screened by the brick screen wall.
22. Add landscaping on site to further mitigate the appearance of the north elevation.
23. Show the locations and heights of the rooftop equipment on the plans and elevations. Include a section to clarify that the equipment will not be
visible from the EC.
24. Revise the plan to show accurate drip lines for all existing trees and to show existing shrubs along Avon Street and Mill Creek Drive. Ensure
that grading won't negatively impact existing trees to remain.
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TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date
C 1
Cover
2 -21 -2014
C2
Existing Conditions & ESC Phase 1 Plan
2 -21 -2014
C3
I Layout & Utility Plan
2 -21 -2014
C4
Grading & ESC Ph. 2 Plan
2 -21 -2014
C5
ESC Notes
2 -21 -2014
C6
ESC Details
2 -21 -2014
C7
Site Details
2 -21 -2014
C8
Landscape & Lighting Plan
2 -21 -2014
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I Architectural Elevations — South and West
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Architectural Elevations — North and East
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Rendering from Avon St. & Mill Creek Dr. Intersection Looking East
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Rendering from Avon St. Looking South
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Rendering from Southside Shopping Center Entrance Looking North -West
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Site Sections Through Proposed Building
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Existing Street View from Avon St. & Mill Creek Dr. Intersection Looking North -East
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Existing Street View from Avon St. Looking South -West
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Existing Building at Southside Shopping Center
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